They told me new tenants should push out the very first payment manually and turn on auto draft for the next month.

I will discuss with our insurance agent to make sure it would sit over our homeowners, landlord, auto policies, etc. 

The main reason I called him for the auto.

It’s next door to an auto salvage lot that’s been around for 15+ years.

This guy has about 55 employees in auto industry so revenues are very high as well as net. 

This is still less than 1% but that is for a gain in quality of tenants (families, W2 paycheck, rent auto deductible from tenants bank account). 

I've also considered an auto title loan from my local CU.

Restaurants, Auto stores, banks, medical office,etc. generally have rental increases.Buyers have to get real about returns.General cap rate to cost for a developer is 9 to 9.5 cap rate so they ARE NOT,ARE NOT selling a newly minted lease for a 7 to 8 cap folks.

So, the JL may get an auto-pay off by riding the coat tails of the Mortgagee foreclosing.  

They divorced 4 years before his auto accident.