I had planned to purchase at least one small multiple this winter/spring but with the recent rate increases I have not even though I have seen some that are cash positive with an opportunity for some forced appreciation.  

ie. your positive cash flow should ALREADY allow for a 7-10% vacancy rate, which means such vacancy should NOT force you into foreclosure.

Forces me to do more homework and prepare better for the calls!

The other two are out of state- about an 18 hour drive or about 16 hours worth of flying (no direct flights from Denver- have to connect via Chicago).First priority is to force appreciation through rehab, second priority is to rent them out for cash flow.

If they tell me to piss off, would I typically have grounds to either force them to fix the problem and/or compensate me for it?

Go to a few local real estate networking meetings and find a successful investor who will take you under their arm and coach you.

Looking at selling one of my rentals and using proceeds to exchange in to buying a house from my mother that she is currently using as her weekend home. The property would then be used by me as a rental. Any potential...

Of course there are some considerations:You need a Qualified Intermediary to assist with the transaction, ensure all documentation is in place, and keep all the money at arms length.

Have not moved to the online version yet but I can see one day them forcing it upon you.

My strategy is to buy low, and force appreciation for BUY and Hold properties.