And TX for jobs I guess some folks like the weather in Texas not my cup of tea though.

Not only you want your cake and eat it too, you also want coffee or tea to go with it.

I have a coffee maker / Keurig and provide instant coffee, tea, and different flavored sweeteners that I get from Marshalls or TJ Max. 

Regardless, it'll be vital to build your core-4 if you plan to invest out of state, I'd recommend reading this article by David Greene: https://www.biggerpockets.com/blog/core-four-real-estate-tea... 

But this "evict them all mentality" is not my cup of tea.

Because real estate is much slower by nature (you can't sell and close on a house in 1 day) it's a little easier to read the tea leaves. 

Maybe we ought to ask them, Prince Harry has moved to the states so maybe someone could ring him for tea and bring it up?

Everyone starts somewhere and my tea is in place.  

Taking and sitting on 30 yr debt notes to take the grave is not my cup of tea then.

Regarding my initial question on capital calls, my reading of said tea leaves says that 80-90% of capital calls in this current cycle will fail.LP’s out there: think things through carefully before agreeing to capital calls!