Recently caught the REI bug and lenders I've talked to will approve $40K-50K max due to the age of our accounts and lack of activity opening new lines of credit. 

Bottom line is know your stuff and be professional and you'll be fine.

I believe I have the lender lined up, but still need to look into agents/contractors.

This why vetting upfront is so important.On the other hand, a larger contractor may have real assets in the company or even a reputation that they want to protect so they want to find away to avoid getting into legals which waste time and money for them.With respect to contract size, in reality anything under 100K is not worth a full blown lawsuit as the legals will eat you alive even if you win; small claims court may be your best bet if you are OK managing the process or maybe using a paralegal.On the emotional side, I strongly urge you to put that aside.

I draw the line when the house needs everything replaced INCLUDING new electrical...if the drywall has been ripped out to get 14ga romex then it's time to walk away and let it get torn down.Throw me a PM or a call/text, happy to take a look at it and let you know what you are dealing with Stephen!

I think Hayward is a good bet. 

That way you'll have custom tailored financing lined up when you're ready to pull the trigger on the next property.  

The owner is pointing to this line of the lease and stating that it is the tenant's responsibility to pay for the mold test after she reported that there may be an issue (as stated in the lease to report immediately).My question: who is responsible for the payment?

Thinking something aling the lines of a right to begin work clause?

That may vary by state law, but that's at least my line of thought.