If anything were to happen, the free and clear could help cover the leveraged properties.Just out of curiosity, where abouts in the "north country" are you investing?

That way I know I can cover most unforeseen circumstances

This ended up costing around $25,000 (not including loss of rent during this time).The painful part of this is that at least as of right now, his insurance is saying this is not covered as part of his policy.

Some policies also cover the borrower in the event of disability.

So, I told the tenants that I would cover water up to $x then I will send them an invoice each for 50% of the rest. i.e.

Surrounding homes are around $200k + with similar plot size and sq. footage.I put in 40k desired profit to cover $15,000 paid to lender plus in the closing costs a point fee of 3% (Agent fees portion)These numbers look average correct?

But this is obviously without knowing the whole picture.

I have a large pool of handymen that cover every aspect.

I want to find deals in December, but I'm worried about covering payments with vacancies. 

@Eder Aldana, @John Jacobus covered all resources that I am aware of.