No emotional attachment it is just pay the rent or get out.

I guess it's just psychological/emotional if not logical.

What you describe -- a bad property manager -- is probably the most common issue among buy-and-hold investors, and if you don't know how to deal with that simple issue (both emotionally and tactically), you're probably not ready to be buying as many properties as you are.

Emotional tone is notoriously difficult to convey in writing, which is something we all need to remember.

Probate/Bankruptcy Sales-To be honest I have only tried this once and it was such an emotionally challenging experience I won't do it again, however at the time I was young (24).

The main advantage of a 15 year loan are:1) lower interest rates2) forced savings for less-disciplined peopleHowever if you are certain you are going to sell or pay off the home in a short amount of time you could consider an ARM as they will give you the lower interest rates with a 30 year term.

I know, classic beginner's mistake, getting emotionally attached to a property.With the help of an independent inspector we touched up several details of the rehab work that were initially unsatisfactory.

To a certain extent I suppose it makes sense to "self insure" but you need to be disciplined enough to set aside at least the reserve to clear the lot if you are not going to rebuild. 

It just takes time and discipline.

There is a balance between points, interest rate charged, terms and risk that borrower and lender have to consider.More experienced lenders often get points for just that reason (and to cover the costs and efforts of moving money).While less experienced lenders tend to focus on interest rates and emotionally perceived risk of the investment and relationship to the borrower (how much they like them).That said, I'm not sure if points are necessary to a loan.