@Greg Lovern Borrowers frequently declare bankruptcy to prevent the foreclosure from proceeding.

From what I have researched on so far, the general DFW area has so many varieties that allow investors to be creative.

I am asking how to insure against getting sued by a tenant in my quadplex for a variety of reasons.

You've just hit the big snag that prevents 1031 investors frequently from entering into syndications. 

If you're searching for a location, why don't you start with the locations with you frequently travel in your track.

Normally an appraisal would be ordered after inspection and the loan officer would check with you to make sure that you were ready for that step (and frequently notify your realtor as well).

Also, in the commercial world, $1MM isn't a big deal, so if you are asking for less, expect to kinda be brushed off or put on the back burner, especially if getting loans for SFH (I've experienced this frequently trying to leverage commercial lending for SFH).

It's unfortunate, but as soon as a tenant thinks that you'll "be cool about it" if something unforeseen happens, things suddenly start to come up more frequently.

@Brandon Turner makes reference to this frequently that real estate is very forgiving in the long term.If you're later in life, you may choose to sit on the sidelines and wait even if that is a few years.

Locals and investors are talking more frequently about Opportunity Funds, Opportunity Zones, and the tax incentives they provide, but very few people are familiar with how they pertain to Sarasota.According to fundrise.com, “Opportunity Funds promote investment in the development of low-income communities across the US, by offering investors federal tax advantages that are only available through the new Opportunity Zone program.”In the simplest of terms, the government is providing tax breaks and incentives to investors in exchange for providing much-needed capital to low-income areas.