For my next investment I'm either going to (1) buy in cash or (2) prune a moderately performing property (temporarily lowering my DTI) and buy a higher performing one.

I have a blacklist of poor performing commercial attorneys, developers, property management companies, owners, listing brokers that I want to avoid at all costs if possible doing a deal with.The only time is if they had an incredible property for my client to buy would have to put in extra protections in place to safeguard sleezy tactics.     

Your ideal tenant profile would be someone who doesn't mind not moving in for a while but would rather work on the property to fix it up and then complete the purchase by exercising the option.2.

They are almost all performing notes.

There are states that require a license to perform tasks like flooring, painting, etc..

Here is their response to my question about maintenance fees:When it comes to maintenance issues, will there be a set hourly or flat rate fee for repairs that are performed by your maintenance person?

My suggestion would be to hold if it’s performing unless there was an opportunity to trade up to a significantly better quality asset, like a B+/A location (GV, Summerlin)

In reality, the $100K is never going to be consumed because the RE will be positive cash flow, even using the conservative numbers I used for this exercise, prior to consuming the $100K.Tell you what. 

I bought 2 foreclosures last year- one was a buy and hold brrrr in Middletown, Ct (one of my best performing properties) and another was a flip I actually just listed yesterday in New Britain, Ct.

Without the Right of Survivorship in the Deed, it would seem that your contract is void as to the interest of the deceased parent (who never signed the contract) and voidable as to the child (who we presume can not perform).