I was red tagged, had a visit from L&I, worked with what seemed like impossible inspectors.

You wait and hold on to your cash like it’s a life jacket on a tidal wave, once recession hits rock bottom or settles, buy a ton of properties and start rehabbing.

It sounds like the Lone Star project is on the rocks as of yesterday, but the area is still being gentrified and increasing in value, so it might still be a good place to employ your model.

Any thing in particular I should be worried about by using river rock? 

Small rocks!

Thanks for your input everyone as a landlord I truly try to do my best by all my tenants but I feel stuck between a rock and a hard place.

Make your qualification very clear.......if they still want an application, then give them one....if they still want to see it at a  group showing they are welcome to attend The issues come up when you make up the qualifications as you go, or don't allow them to take the next step even when they know they don't meet the qualifications.EVERYONE asking should be given an application and allowed to attend a group showing........ even if you know 100% they don't meet your written qualifications that you have provided them in advance...... don't waste your time on them, but don't tell them "don't bother to fill one out or attend".......Side note....... even if they promise to only smoke outside.....that wont happen......if your policy is no smoking, then its no smoking..... no promises.Don't waste your time on individual showings unless you have some rock start applicant..... group showings on a certain day and time....ALL are welcome to attend

The bottom has fallen out and the concern is that demand disruption will push those who didn't sell options into the red.

House is ALL white with that weird red roofing... and we did a black front door, black fixtures and just the little faux shutters in black... the rest is white. 

The fact that a mortgage provider is operating with a gmail (or similar) account would be an instant red flag for me.