I'm happy to point you to some additional resources, including my own writings here on BP.

1) If you still live in the property that you bought using the FHA loan, I would cash out refinance to 80% via a Fannie Mae loan, for a loan amount of $148,000.00 with no MI. 2) I would take the additional 15-20K and use it to pay down the 3rd property you bought after having an appraisal to request the MI be removed.

This Auction was for a 4/2 on oversized corner lot with an additional 2000+ sf of warehouse space for great price in rural town in Texas.

Some of the larger expenses-Interior/Exterior Paint, Storm shutters for a few of the front large windows, added additional cabinets to one unit,  New refrigerator from Dent/Scratch store after old one died,  Laundry units that tenant pays +$50/mo for etc. 

In addition, if you have a "smoking deposit" and there is damage not caused by smoking, they may try to fight it since they "swear they didn't smoke inside."

Additionally, I feel calling my contacts up on the weekly to discuss listings without being able to physically see the properties may exhaust the relationship.Have any of you faced this challenge, and if so, what techniques did you use to help overcome this?

Additionally, since you're asking for resources: try auction.com, homepath.com, zillow fsbo and make me move, hudhomestore.com and homesteps.com.

I wanted to do it myself and ensure it wasn't a full finish to avoid paying property taxes on additional livable square footage.

And it never hurts when you say see ya to add that you were letting go of the additional costs of damage over the deposit, but since you are going to court, you expect to counter sue for your full damages.

You can still find tenants during down turn and there is always demand, but lower cash flow due to higher turn over (rent lost during turn), lost rent during eviction process, and additional turn over cost.