Learning how impactful leverage is will be an important part of your journey.

See you in next Impact REI meetup.

I'd like to hear your thoughts on my analysis, specifically if you view this as a good deal (as I thought it was) or not and your thoughts on my assumptions - too conservative on vacancy impact?

I am having the locks replaced with ones that have an audible alarm if someone tries to force them, and I am improving the lighting on the property. 

If they owe 10 years of penalties and interest, force placed insurance, attorney fees, etc ...so not sure where that $100K loan balance would be today. 

If you do end up going the HELOC route and you max out the amount available to you it can negatively impact your credit score because of your debt utilization rate.

One ended up with the Sheriff present while the tenant was forcefully removed.

This is impacting the buyers decision to purchase.

And if that's the case, and said person defaulted on their loan, would that potentially trigger a forced sale on the property?

Development has not hit there yet, it hasn't really hit in St Cloud area for most part aside from Sartell, and even then not on scale like rest of Twin Cities expansion, so your some time away from forced appreciation via development.