Our advisor thinks we should exit soon as we have some major cap ex costs coming up.

Incorrect, Pricing has doubled tripled or MUCH more over the last 10 years on top of the 25- 30% net cap per year, 

We used to get 30 35% NET caps at all in pricing of about 30k.

Unless the numbers are too tight.Although if the Cap Gains goes up to 45% or something, that would change things a lot.....

I am not beeping harsh as she requested additional eyes which was good and she was receptive to inputs… I consulted on one today that had 95% LTV OO but no PMI, 2% vacancy as self managed including delinquent rent and tenant turnover, a maintenance/cap ex that was based on percentage but was a quad and her allocation was ~50% of my estimate, and no PM even though she intends to move away in a year or so. 

Also check if there are rent caps. 

Hello all,I'm seeking advice on achieving a higher ROI in real estate investments beyond the 1% rule and maintaining around 35% of monthly operational expenses (including Cap-ex, maintenance, property tax, and vacancy).To the best of my knowledge and abilities, the 1% rule with 35% operational expenses seems to be the best I can achieve today.

And California also capped security deposit, thus literally robbing landlords by AB 468 that's faking human right issue.If there is class lawsuit, I want to be the first to jump on.But my question is, why landlords are so docile to this evil law? 

The DC area is one of the lowest cap rate markets in the country.In MoCo you'll generally need a 40-45% down payment currently to have your rent cover your PITI on a standard long term rental.

 - negative cash flow can get old fast especially when large cap ex expenses happen.