In the end they ended up a few thousand dollars in debt, evicted down to the last minute before the sheriff setout, and forced to move in with the guys parents and a several thousand dollar judgement to me for rent and a few small damages.I much prefer educating them up front with the lease and then sticking to it, filing for eviction as soon as they are late.

Do a search on NARPM.org, if they have PM's in your area they will likely be the most educated and professional PM's

Educate yourself with all the site has to offer including podcasts, webinars, books, and especially the forums to meet people (like your doing here) and network.

Stock market investors are often so focused on growth that many do not realize how the leverage, cash flow, and tax-deferral of real estate investing can combine to produce potent returns.

Also, if you haven't already, it may be time to leverage your portfolio and start marketing new deals to new investors, if all you cash is tied up in your current investments.

Even more so for the people who are in favor of leverage, they'd have little left to sue for (vs the people with paid off houses/cash). 

Worst case you will get a first hand education from people that are actually doing deals in your area. 

Here is why I don’t get the math and I’m sure someone more educated and experienced than myself will be able to see the flaws but for exampleSay I lose 200 dollars a month on the property..... that’s 2,400 a year x 30 years.  72,000 dollars over the course of 30 years.

(Should I buy a foreclosed property, leverage my "first-time-home-buyer-card" and use it as a 5ish% downpayment on a townhome in the 200-300s, or save it in a high-yield savings account until I have another 10k?)

Let's not forget that a great reason to use long term financing for leverage is to hedge your monthly commitment against inflation.