Why on earth would you even consider an ARM when fixed rates are where they are today???

I really think we need 100k or 150k to get 30% down on a multi family because every on-market property that I call about has multiple cash offers on it and will not even consider an FHA loan.  

You can charge more money, consideranly, and basically be in greater demand. 

If you have a lot of rental properties, then you may consider an umbrella for excess limits of liability.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

Depending on your cash reserves you might consider an apartment building/complex with property management built into your numbers (just be sure to find a quality/reputable property management company).

He gets back to me saying he talked to the agent, and the client is a credit union, and they would not even consider an offer this low.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

Every single morning and every single night I check realtor.com for new listings from Amherst to W117th and I consistently see Lakewood buildings listed welllllll above what I personally would consider an investors deal.

So I would personally not consider an option that allows them to stay.As for getting them out, check your state laws.