The reason is my old co gave each one of my properties a different policys.  

At that point, they may feel comfortable enough to carry on doing their own or may enjoy the local knowledge and safety and security of someone who has the experience to take things to the next level. 

Find a QI that does not commingle funds (we provide separate FDIC insured accounts for each transaction), holds an errors and omissions insurance policy, and is bonded.

If you finance not and finance again, you are paying double closing costs, double origination fees and will purchase 2 title insurance policies.  

if you did quit your job what's your insurance policy like? 

I currently have a $500k term policy that can be converted into Universal Whole Life and also significant assets in a ROTH, Rollover IRA and 401k from my last job.

You must have a 3 strike policy because after being "consistently late with rent" and bringing a dog in when the lease says no pets, I would have started eviction at that moment.  

I think HUD's own rules should govern this and not city policy.  

You will need to gather assumptions or facts on property management fees (10% typical average), vacancy rate, down payment or skin in the game (typically 20% for conventional bank mortgages or 25% hard money lenders), purchase costs ( could be more or less than asking price), rehab costs/expenses( estimated costs of repairs in your area on common repairs/ fix up costs to make Rental habitability, security, safety within or above state and local landlord/ tenant laws/codes).

As a standard policy, we either have a tenant move out in the AM and the new one move in, in the PM, or we have security stay during the 'vacant' days, or we board up.