I’m moving out of the house soon and will be living rent-free with my wife at my parents' place in the Bay Area due to some recent life changes.Here’s a breakdown of my situation:Location: Sacramento, CA (4 bed, 2 bath, recently renovated)Current mortgage payment: $3,940/month (including escrow)Mortgage balance: $475,000Current home value: $515,000 - $535,000 (based on comps)Rental estimate: Property management companies are quoting $2,600/month (with fridge/washer/dryer included), but some websites suggest it could go for up to $3,000/month.Planned budget:$540/month for capital expenditures and maintenance$100/month for lawn careTenant to cover utilities (gas, electricity, water)7.5% vacancy rateWe bought the house thinking it would be our forever home, but with our current situation, I’m trying to figure out the best long-term plan.

FEMA rental Assistance covers the cost of monthly rent and essential utilities, gas, electric, water, trash, and sewer.

I tried to estimate 20% higher on repair costs since i do not have a wealth of experience estimating yet, there is some minor water damage, and some heating and electrical that needs to be replaced, which is where most of the expense came from.

We also try not to install fridges with water dispensers or ice makers but if we do, we put in our rental agreement that tenant is responsible for any repair to water/ice makers. 

The onsite-manager’s unit had a concrete floor which sometimes got wet from water coming over the sill in big storms.

Plumbing is a great example - as an ex-plumber I'd take PEX over galvanized any day, and even over copper (at least the newer stuff) especially if you live where the water is somewhat acidic.

Also there isn't as much appreciation in the area, it takes longer to evict (MUCH longer), and they have lien-able water and gas - so if someone skips out on the bill, it's on me as the property owner.My point is, high taxes are just one consideration but not an end all be all.

I have  water damage in one of my properties in MD, and the IA is playing hard ball.

Purchase price: $205,000 Cash invested: $27,112 Bought for $205,000 in the Maine-Endwell school districtMonthly rent (pro forma with 3 month stabilization) $4,800Taxes: $9,238Insurance: $2,642Gas/electric: $0 Water/sewer: $2,451Total expenses: $14,280 I used a conventional 10% down.

. - if the city water pressure is low in your area you might need a fire pump which could double the cost of your sprinkler system.