While I haven't personally experienced a tenant causing major fire damage, here are a few thoughts and suggestions based on what I've learned from the BiggerPockets community:First and foremost, I hope everyone is safe and unharmed.

Clearly I'm traumatized.The lesson I learned is its not MY money to be cheap with, its the property's money which should come from its repair reserves fund.Now instead of having 1 person do it all and stress me out, I go straight to the specialist for the task.

I personally only buy STR'S where I would want to go on vacation. 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

It can also handle inbound customer service calls & converses like a person rather than a robot.

Call all the auction companies in your area and get on their mailing listing (make a personal contract with auctioneer associates - let them know that you are a buyer)  they will email you a list of up-coming foreclosure auctions.Your benefit by getting to the owner early, is that you may be able to 1.take over the mortgage by making up the back payments 2. get a deed signed, 3. take over the existing mortgage 4. advise the owner how to delay or stop the mortgage foreclosure 5.

Whenever someone files for bankruptcy, there is an automatic stay of all legal proceedings against that person. 

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Ben, So what I am hearing you saying is you had a property in LA that was worth $755,000 and after the sale of that property, you cleared $366,000 which you turned and bought a property in Houston for $400,000 by using the $366,000 and adding $34,000 more in personal funds. am I correct in my understanding?