When we returned home I took the pump and the receipt into the National Auto Parts store (unnamed because it doesn't really matter who it was) and asked for my $35 back or a replacement.

Accidents happen and there isn't necessarily a boogieman. 

Another--dad gets in an accident and is sued. 

I also have $20k remaining in that company's 401k, along with 20k in my current employer's 401k.I'm 34 years old, I'm single, I have ~$40k in debt (auto loan).

I am looking for thermostats for both electric and oil that have either a limit, max temp, or auto set back.

I know you could have bought Phoenix at a 12% cap rate, but let's be honest, NYC is where the biggest guys play and that's not an accident. 

I am also wondering if I could have a lawyer draft a waiver to eliminate any of my liability for accidents and what not on the job.  

Congratulations for an excellent year.I would just like to say that I believe your mistake #1 of self-managing for three months was not a mistake but a fortunate accident for you.

I got into real estate by accident.

Next we pay ourselves as much as possible with the remaining funds and that is auto deposited into Betterment.