I have spoke with my attorney, who reviewed my lease, and he said that I have a pretty straightforward case and it shouldn't be hard to recover my losses, should I have any.I really appreciate the criticism.

They constantly obstructed the man and then sued me for all kinds of outrageous stuff including loss of use of the lawn, loss of use of the pool, etc.

If you buy, it must cash-flow from day one.Running the numbers on what you provided (even though I dont think its possible)$170k purchase - $10k down = $160k mortgage @ 13% = $1770/mo + $145/mo HOA = $1915/mo.Using the 50% rule (50% of rents will go to expenses not including PI)$2000 rent x 50% = $1000$1000 - $1915 = -$915/mo x 12 = -$10,980 per yearAppreciation of 6% on $170k = $10,200Total if everything works out as you described = a loss of $780 for all of your efforts.

I am intending this as a buy and hold, but want to be able to get out and sell the house without a loss if I need to as another exit strategy.

The bank can evict, but that is an additional expense to pay to have an empty unit that increases other risks of loss, so can't say.You should ask for an estoppel letter to verify leases and rents paid from the tenants, ask your agent or attorney.

Insurance is not an issue, either party can insure the property and make assignments of loss proceeds or amounts applied to the purchase price.

We are currently touching up the place to sell it and cut our losses.

Property and casualty coverage usually will have an 80% co-insurance clause that basically says the insured must carry at least 80% of the value of property insured to be considered fully insured, having less coverage is deemed to become a self-insured situation where the insured assumes a level of insuring part of the loss along with the insurer.

I am in Dayton and typical mail from the west cost arrives in 4-6 days, again, we are within the window of time it could feasibly take a letter to reach me.So loving masses, what do you think I should do?

If you don't have a mortgage, then you are NOT required to have flood insurance but run the risk of a total loss.