But cash flow of less than $100 per month wouldn't be worth it for me, and when you have to self manage a property in order to take it from a subpar deal to and OK deal that is dangerous territory.

I recently read a Forbes article (slide show), that linked to a larger outside article,  "40 Cities in Danger of a Housing Crash."

Doesn't have to take forever, but shortcut is a dangerous word. 

the wealthy landlord knew this was an inherent danger but failed to install a railing to cut costs.

All of a sudden, that cash flow they’ve created is now needed to support new spending habits—and its not helping grow their business or portfolio.We set up new accounts at a separate bank from our personal accounts to keep a clear distinction between the two, and eliminate the temptation of spending money from the rentals.

Period.That being said, @Gino Barbaro actually pointed out a very valuable distinction between Market Appreciation and Forced Appreciation.

The new government in DC is barely 60 days old.Yet one of the most noticeable early goals it has set for itself is the repeal of Dodd-Frank.Although this law is more complex than most people seem to think,it might be worth your while as a real estate investor to google it and familiarize yourself with some of what it does and doesn't.Those BP members who were in the game in 2006-2008 understand that Real Estate can be a blood sport.We like to beat up on stocks.We like to say an entire stock portfolio can be wiped out by some extenuating circumstances while real estate is tangible and can be driven to,visited and touched.However,thanks to NINA and NINJA loans (google them),real estate proved every inch as dangerous as stocks in 2006-2008.At least when most people own stocks,it's usually almost all their own capital.When mortgages go bad,you not only lose your own equity,but now you own a ginormous amount of money to a lender who must foreclose on you.Bankruptcy may follow as value add.I feel it's my responsibility as an experienced investor to throw this out here at this time in our national political journey for those newbies who keep salivating over all these tempting threads on BP about "so and so" buying "150 units in 12 months".Now more than ever,it's extremely important to learn from the bitter lessons of the not too distant past.leverage is a two-edged sword.The wise ensure they purchase a sheath as well.The new government's policy post-repeal of Dodd-Frank (if it's that easy) may well birth an unprecedented job growth explosion and asset appreciation that we never have to worry about rental units vacancies again.But experience tells every savvy investor that is a pie-in-the-sky expectation.So what is my company doing to prepare for what is to come?

This can be dangerous.

He was trying to convince me to go with his company's loan over the HELOC I guess by trying to scare me, he also kept trying to tell me how dangerous variable interest rates are (I know there is an added risk with variable rates, but I've factored it into my calculations).

No dangerous breeds deemed by the county and we also have to meet the dog during interview process.