I am risk adverse, from a monetary perspective, which explains why I am now a Train Operator working for the city lol.I have no large debts looming, the wife and I maybe have $4k combined across a few CC's.  

That combination led me to move to San Antonio a couple years ago.

To fund the project, I combined a HELOC on my personal home with a personal loan from my bank (PNC).

It's pretty rare, in my experience with my portfolio, for a tenant to just be gone on 6/30 without saying anything one way or the other.

Thankfully they don't care about tax returns either because without W2 income combined with tax write offs, expenses and buildings that are depreciated....I don't exactly look wealthy!

Killing a deal in hopes of getting a better offer when selling your properties rarely works out in the long run.

Combined with other factors this can lead to business lines of credit and business loans so you don't have to leverage your personal credit (I should note that banks don't like lending to real estate based entities due to their high risk nature).Not sure what state you're located in but the costs with forming and keeping an LLC can be costly.

In both classes, the instructors said as long as the mortgage keeps getting paid its very rare for them to call the due on sale clause. 

I don't typically recommend buying properties with a negative cash flow (there are rare exceptions), but because of the transaction costs associated with selling, it often makes sense to continue to hold one that you already own.

Unfortunately a side effect of this law (that most WA state politicians dont even care about) is there are people out there that are going to take advantage of this and not pay....but do know its very very rare.