I had a deal where I lost money but I made it sure my investors are whole by paying them out of my pocket.

The cosigner refused to pay, I had to renew the judgement, but he finally wanted to refi his home and had to pay me plus interest for all those years to refi his home.

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

Property values had continued to drop in the area and in order to sell that home and move I would have had to pay someone to take it.

I assumed that we would end up basically owing nothing since depreciation, repairs and non-principle portion of our mortgage payment on the house greatly outstripped the amount paid toward principle.The tax preparer said we had to pay taxes on essentially the entire rental payment since our income was basically at 150k.

I would avoid HML because Hard money loans suck and if you can avoid them its a plus to avoid paying points, prepayment penalties and Ballon payments.

If you're attorney is smart and honest with you. ( that's funny).A couple letters showing scare them out.I  have other ways but won't say because everyone will get mad but tenant will leave quickly. ( stop paying water bill).

So I was buying repair items for my rental at Home Depot and I forgot and used my personal debit card...is there a simple way of expensing the items and paying for them out of the business account AFTER the fact? 

You couldn't pay me to take a property in a D area.

If you're running a lot of analysis, it may be worth paying for rentometer or upgrading your BP account.