The landlord was a softie, he had an "on-site" guy who I think was milking him, and he was just exhausted by trying to keep up with the place.

It was exhausting though... 

This is why i dont want to refi.So to get a lump sum to put down for 2nd, i think a home equity loan would be safer rather than an adjustible heloc, correct? 

Spec homes here have appreciated 20% in less than an year

I don't love flipping as it becomes more of a job than an investment (though there are valid arguments that flipping is investing).

Sailors talk about weapons on board all the time and it comes down to almost useless, since pirates have automatic weapons and rocket launchers, so even the AR 50 is no more comfort than an AR 15, by the time you figure out that other boat is full of bad guys.

After 3 days of nonstop networking and 2 days of nonstop learning, I'm exhausted.

Samantha, you're beggining to sound more like a student appraiser than an investor....LOLI would not drop the comps based on what you have shown, or just because of the sale price, I would work through all five and look to those most similar that require the least adjustment considering all factors.

I generally view it as nothing more than an amenity that can help attract and retain tenants.

Question, looks like you added a see through behind the stove and took the exhaust hood vent out.