After 5 more calls and several social media posts to c-suit execs, marketing team, and the parent company, they finally did what was right and fully refunded me my out of pocket expenses.

grass is always greener on the other side of the hill.. constant social media of how to get rich with non of your own money etc etc.really just an extension of MLM marketing at its core..  

Our policies are spread out among 3 providers so far. 

Robert,I use an excel spread sheet with every property address listed.

"Electric service is provided at owner expense to power included appliances and the tenant may power the following devices; television and media players, computers, chargers, small kitchen appliances.

That been said, besides the extra that they hold as they have the minimum reserve requirement, you are paying the same amount (a few times a year vs spread over 12 months).

All the talk of 'toxic mortgages' , the media was literally saying real estate might never come back or it could take a very very long time. 

Another option to consider to spread your risk if you don't want to "go-it-alone" so to speak…

My other option is to use that space to do a cheaper (no kitchen/bath) addition that ties in w the house for an upstairs media room/office and adds 500sq' to my house size.I know there are a lot of details I'm leaving out about my personal situation - but just a general answer is all I'm looking for from a more seasoned investor than myself.

See your attorney for good contracts, they can be used over and over, so the cost of your compliance is spread over a long term with many transactions, not just one.