Some look at using credit cards as risky, but I see them as a tool if you can be responsible and use them to your advantage.

The risk is minimal to you.  

It's just way too risky and you're getting into a risky business - ask any lender, because that's how they see it.

Not familiar with Alabama whoever what you described sounds reasonable. depending on the properties I would think it would be highly risky to just let them sit for a year or two while you quiet title..

Unless it's board game night, then i'm staying inside (catan, cashflow, spartacus, agricola, risk).I stumbled across BP from a thread I saw linked on Yahoo Finance.

Is this a safe option or is it risky?

National tenants with guarantees across many properties is not as risky for a broker/agent of getting paid but mom and pop is.No legal advice.

If the market cap rate IS 21% (VERY UNLIKELY) then the market is saying I'll give only $114,286 for this property because I think the chance of collecting the $24,000 is risky.  

Is this whole thing two risky and I should just move on to the next property?

Obviously having minimal risk is another benefit.