If so Deleware has a homestead exemption of $125,000, so up to $125,000 of equity in your personal residence is exempt from creditor attachment, except for mortgages specifically referring to the homesteaded property.  

It just seems to me that there has always been a way to make money investing and now may be the one exception. 

You are finishing college and you want to immediately declare those four years a waste and not use them except to "take a facilities job for the time being"?

We only have this on our 3+ bedroom and it is not a big revenue generator except on our largest houses which do not have much competition as it stands.

Bandon - Exceptionally high barrier to entry.

There can be exceptions, especially if you buy older homes or in non-HOA neighborhoods. 

not sure I know exactly what those mean yet except to say I'm looking for more long term equity to have better tenants/houses than better short term cash flow with lower tier properties.  

So, in my opinion, the time for this sort of due diligence would have been before you invested (rather than after).At this point if you visit and find a big problem, it's likely going to be like trying to close the barn doors after the cows have already all left.The one possible exception might be if it's a problem investment (which you didn't say it was)...and you are wanting to try to "shake up" management by visiting. 

Ends up a few times we are looking at some of the same leads, except he paid top dollar for his.

This firm specializes in representing landlords doing evictions in Colorado and probably does 80% of all evictions in Colorado.Sure, doing the first "year" as an 11 month lease might help address the new tenant in perpetuity but after the first 12 months they are your tenant as long as they want to stay (with the exceptions allowed by the law).