So at your offer price, that would be a cap rate around 7.5-8%.With an interest rate of 6.5% on the loan, I don't see much of a safety margin.  

But thats how you get to that safety number where you don't care if your company lets you go or not.  

When we did the clean up of the house after her departure, we discovered she had kept a cat in the house in direct violation of our No Pets Policy and had extensively pock marked the newly refinished wood floors with her stiletto heel shoes.

Called GEICO to see about upping umbrella limit and adding properties and was advised they only insure up to 4 rental units.Advice given was to put four units on the umbrella and obtain a commercial policy for the other three, but they don't write those policies.

Also, instead of a full lawsuit to force her to sell, can I simply place a lien on her house to simply recover for my costs with the appraisal & attorney feesThxIf the cost of removal of violations required to be removed by the Seller pursuant to the printed provisions of this Contract of Sale shall be in excess of five hundred ($500􀀉 00) doll􀀄􀀅s, the Seller is hereby granted the option to withdraw from this Contract of Sale, in which event the Seller shall refund to the Purchaser the monies paid on execution hereof, together with the net cost of exa􀀊ination of title and any survey actually incurred by the Purchaser, not exceeding rates usually charged by any major title company where no policy is issued and where title shall fail to close; whereupon this Contract of Sale shall become null and void without any further liability on either par􀀁y to the other unless the Purchaser shall agree to take title subject to said violations and assume the performance thereof and receive an abatement in reduction of the purchase price in the sum of five hundred ($500􀀂00) dollars􀀂 The options herein granted shall be exercised by notice in 􀀋riting by certified mail, return receipt requested􀀃

Based on the low amount of the loan, the owners equity in the home, and the owner's recent closing I do not have any particular need for getting a lenders policy or going through a title company.  

Name them as a lost payee on the insurance policy and tell them that even if the place burns down they are still protected.If you don't know anyone who can lend you the money, then work with your title company to pull a list of names of the top investors in the area that are paying cash for places.

By law, I have to give my tenants a lead-based paint disclosure, and a pamphlet about lead-safety.

Do you have any kind of an umbrella policy?

I doubt that Senators and Congressmen can survive a re-election supporting a policy that allows for their constituents to be thrown out on the streets.Most Section 8 agencies are run at the state level with funding from the Feds - it will take some time (at least two years) before the dust settles if it does happen....but I doubt it will happen.....but as with any law, the courts have to evaluate the legislative intent.