Most important to me is equity, to continue my growth. 

@Jaren Woeppel , after looking at the available local options, we continue to self-manage although we export a number of tasks, ie. answering the phone.

I've had continuous problems with my account connections breaking...it's happening at least once a day.

Continued softening?

If you catch these at the pre-foreclosure stage as slow pays or initially in default all the better as the bank has less in collection expense.You can still work out a discount but even buying at the payoff it can be profitable depending on the property value.You can practically force a lender to sell as it can fully indemnify them as a full payoff as demanded, continuing with a foreclosure becomes a rather vengeful act by the bank to punish a borrower, they don't want to go there.

They subtlety put the burden of proof on me to show that my line is capped so my contractor continues to install cleanouts so we can flush and scope- cleanout has to be put on the Water Districts vacant property. 

Attending local meetups, analyzing deals regularly, and continuing education would position you for long-term growth.Good luck!

 I'm not opposed to subject to, but my fear is whoever I am taking over the existing mortgage from will not continue making the payments.You make the payments.

Also do you plan on continuing to use the PM? 

I think I would continue focusing on getting rid of debt and saving.