I have little tolerance for professionals that don't do their job. 

But good luck getting a response from an agent on Saturday evening especially when you are a buyer with little experience and zero investment properties. 

Zero debt!

It all comes down to your tolerance to risk and ultimately what you are wanting out of a property: Cash flow, appreciation, least amount of involvement vs. high involvement, safe haven for funds, etc. 

That said, good cash-flowing returns have been hard to find, especially for those who have lower risk tolerances and higher return objectives. 

Is liability and having a good insurance policy the only thing I need?

What is the cost of refinancing and are you willing to change your spending habits or will you see the zero balance on the credit cards and add more debt? 

You need to make sure that you are getting a ZERO cost streamline, meaning the lender pays for ALL closing costs. 

Hey guys,I've been running into some hostile residents lately, so I've been brushing up on my knowledge of landlord/tenant law.I came across the late fee policy from the state. 

Takes one city policy to pass or a big company to leave to create an equity void