My wife and I own four units and we’re making the jump to double digits.

Selling an investment property can feel like a double-edged sword.

The US government is also refinancing our debt every year, and we can't take a doubling or tripling of the interest rate.

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

You can double your money in one year if your property appreciates only 5%.If you are considering the OOS route, there are a few markets that have both cash-flow and appreciation you could look into.   

It appears you still have your SBF poster on the wall above your bed. 

About double price point to Bob's market but point is, YES it still exists. 

I would recommend to all that they build a STRONG relationship with a Realtor/Broker or several Realtors, because  2.Downloaded a list of multi family owners from Listsource.com - You can get this from a Broker who can run a list of non-owner occupied properties, this features the number of beds and baths and from which you can build a mailer and network. 3.

Historically, property values here have doubled over a 10-year span.While appreciation is steady, we’re considering whether to invest out of state for better appreciation and diversification.

But you are also doubling the number of tenants, chance of expenses, etc.