I don't waste my money on insurance hoping the sucker burns down and I make bank.

The checkbook IRA or Solo 401(k) are more nimble and cost effective.

Supply/demand and effective purchasing power are what I look at for location trends in our area.

"No Cause" Termination is a simple way to go and can't be contested and is an effective way to remove a tenant (not allowed in King County).

My suggestion is to not waste any more time and proceed to FC.As far as mitigating the risk of the lawsuit, the best thing you can do is to make sure you and your servicer (as much as you can) are 100% compliant and doing everything by the book.

I learned you have to negotiate the right price up front and stick to the real numbers so as to not waste time on a bad deal.

That's the most effective method.

With this fact pattern, its tough contemplating losing maybe up to 20% of my initial capital in load charges to sell and buy just to effectively annuitize what I have. 

Snowball effect in full force - esp with dual W2 401k maxout and the recent bull run.I check it regularly, mostly because I also use it to track our CC spending/transactions.

That is why you have an independent property inspection and have anything that would effect the integrity of the property or be a potential hazard addressed by the turn key company before closing.