Yes you might get fewer responses, but people will still call.

C is working class but not really dangerous, just small houses and employed happy blue collar people (like N.

At our stage of life (retirement), we like the mobility of notes and fewer properties to manage. 

Supposedly you are able to do everything by uploaded documentation online at the hud homestore and there is no need to run around like a chicken with you head cut off trying to get signatures from brokers, buyers, title companies space 20+ miles apart in some of the country's most dangerous traffic only to hope everyone is available in this time frame and overnight documentation within 2 business days. 

As far as contracts the fewer the better.

I have seen this over the years many many times especially Atlanta area.. there is a sweet spot in that city at 1.3 or so and under.. you go over 2 mil and if falls off a cliff 4 to 5 million very tough... think about how many homes in Oregon sell for north of 4 million.. its probably fewer than 4 or 5 a year.. unless they have substantial acreages with them as in ranch's etc.no dog in the hunt of course.. but you guys should take the mid 2 offers if they are real close and move on. if it gets all your principal back or at least 90s of it that Is better outcome than most HML deals that go bad and go all the way to OREO status.

So at that point I become dangerous and can trade up the properties into much much larger options (large multi family).

Also, from most of my research BP and other sources of info, the 50% rule to most investor say that it can be a dangerous tool because it underestimates true cost of their analysis.  

., danger of gas heater) by offering the tenants cash for keys, and forgiving past-due rent (they'll never pay, she'll never sue, and she would never collect even if she did)?

The ADA marginally governs housing, but it is the HUD guidelines that are specific to housing and what need to be followed in this situation.Also note that if you have fewer than four rentals, you are not required to abide by the guidelines.I would contact the offending tenant and let them know that if they wish to stay in the property, the cat needs to go.