What are some recommendations for things like terms and the math behind deals etc.

If you did the math right, that first rental should have helped your DTI from what I know!

Doing the math in my head (never a good idea) I think I made about a 30% annualized return (or a 15% one-time return). 

I just should have done my homework.

We closed on them before finding BP, and running the math backward, the numbers could be better.

in the future...I could possibly purchase another property but like having a 15K+ savings cushion for problems should anything happen.I would if my math is correct, cash refi about 50K at 3% at 30 year mortgage or lower rate (265K loan to 315K loan example) and with about paying 3-4K in closing cost, not increase my mortgage payment by much and yet have 50K or possibly little more cash for next property(ies) down payment..Thank you for any advice

Since you are on this site, you will probably go through the math and cash out refinance down the road to get equity! 

I’m an now learning the hard way about how important it is to make sure the numbers and math behind a deal need to make sense in order to do a deal unfortunately.I bought my home to live in a few years ago in Visalia California.

Did the ARV, Comps, all the math I needed to do.

I have read there are strict heirship rules ... am not exactly sure what these entail ... seeking out legal counsel will be a necessity. yes, please do some homework with a lawyer first.