But that doesn't keep the regulators away.

That's actually one of my pieces of advice for you... learn how to do your own book keeping so you know your P&L in real time at all times. 8) Hard to say without knowing the value of the place, CC&Rs, as well as any HOA fees/dues. 

Keep in mind if you are renting a house to a company you can write whatever you want into the lease. 

but keep in mind CA has higher taxes and reg fees and I’m not doing more than 1-2 flips (short timeframe flips)  a year and many years do 0 flipsDo most flippers put flips into LLC Or in personal name (sole proprietor)  in CA (where you must pay $800 yearly plus accounting and other fees $300to $600+ yearly to maintain LLC) Pros for personal name-save on taxes accounting.

I have a city rowhouse with a 20' sidewalk and 5' wide steps with 9 treads and two 7'x7' landings. It's a 4 family, I just don't want that kind of transactional relationship with any tenants. At another property with ...

Please keep those posts in the Classifieds forum.Need a spreadsheet or form?

One is under contract in which I plan to 1031 into something larger and the other I just plan to keep as the contract expires soon.

You're never going to be 3% financing and if it cash flows, I would lean toward keeping it.

Keep in mind most REI is a combination of monthly cashflow and appreciation.  

My question is how can someone be so far off on value and continue to keep their job?