All of the tenants issues in war zones can suck the life right out of you with all the drama.

Cabinets, a real time suck painting cabinets. 

It sucks for the big apartment guys, but look at Australia they have been waiting for a crash for years and prices just keep rising because of all the foreign cash coming into the market. 

I was hoping some reputable HML in each geographic area would chime in on best practices and market conditions and rates.were you see the folks getting sucked into they pump and dump pretend lenders is the bait and switch of rates that mirror FHA or conventional full doc lending ... and they are touted as private or HML and we know that NO HML company can loan money at 5 to 7% and stay In business.

I know it sucks, I am in the same boat.

It'll discourage from calling whenever you have a question - and will lead to poor tax decisions... all because it sucks to get small bills for just having a phone call.Hire one that you pay the same each month- it'll keep you on the same team and allow you to extract the maximum amount of value from them.Conclusion: Either would work for you right now (option 2 may be a slight stretch)... but if you plan to continue expanding, consider option 2 eventually.

Paper sucks, reallyThere was some turbulence in Quicken a year or two ago.

Even the dangerous molds are manageable unless you already have respiratory problems.Ensure the ventilation fan sucks air out and vents into the outdoors, not the attic space.Train the tenants how to kill/clean the mold with a simple bleach solution and spray bottle.

If your rentals don't suck then it might be worth your while to hang on to them. 

Not saying it doesn't suck when it happens but its tough to know who is going to have problems tomorrow.