Find a way to pick up some extra income to get your emergency fund back to that $30k. 

Use the line as an emergency fund, or to renovate properties as needed.  

.), not allowing access to the property (these are often vacant land deals or sometimes vacant houses), wanting to close remotely/ use a mobile notary or their own title company that is also out of state, wanting only cash offers with few contingencies, no “for sale” sign at the property, willing to sell the property for less than fair market value for a quick sale (often there’s a story that they need money quickly for their husbands surgery or some other emergency), they often have a foreign accent, and only want to communicate over the phone or electronically (for some reason they always use an outlook email and many prefer to communicate through WhatsApp). 

An "in case of emergency" contact and their relationship to them (can't be a current resident in the rental)4.

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It's taken a huge hit on my emergency funds.

Listening to their podcasts and reading the forums are great ways to learn about hot markets and new emerging markets from fellow investors.

If there is an emergency I am sure 911 would be called right?

ADUs are emerging as part of the solution in almost every housing constrained jurisdiction.