.$7200/year.6 - Out of pocket expenses needed to refi would be around $100k, of which you would only get $75k of the assumed value ($130k) = $97...and be out of pocket for the last $7k.7 - Monthly payment on REFI would be around $550/month or $6600/year.8 - New CF with REFI loan in place would be a whopping $600/year...all goes perfect.9 - I would want $600/month.10 - No loan, and $7200/year CF, recovering $100k would mean it would take you almost 16 years to break even...all perfect....can you say, "new roof, new kitchen, new floors, painting, etc...over and over during those 16 years? 

I think our price crash was less severe than other parts of the country and we recovered more gradually but also more smoothly.I can’t speak to Worcester or Lowell but compared to the rest of RI, property taxes in Providence are pretty high especially for investors as there is a lower tax rate for owner occupants vs investors.

I would put a 80% ltv mortgage on every one of my properties (assuming they still cashflow with a buffer) to recover my Reno money and to give me money to put down payment on more houses.

I'm curious also about portions of cost you were able to recover if you later sold it to sell down the road. 

The owner or owners are in a nursing home or recovering from extended hospitalization.

If you didn't make a huge mistake and you can recover that's even better.

Fed the beast $100k/year for 8 years until market recovered. 

If your tenant is paying $500/mo in rent, and court fees are $600, and the process will take 2+ months, you are better off working the situation outside of the courts because you'll never recover that rent or your costs, and you'll be out even more rent while the process plays out.

I did reach out to Cozy and their response was more along the lines that once the tenant initiated they would have to return the funds to tenants bank but advised that our individual lease agreement should speak to this as chances are the landlord would have to pursue legal channels to recover money justly owed. 

Florida law states that a public adjuster can only charge based on the percentage of what they recover for you, so if you get 50k but you're owed 100 and the public adjuster gets you the other 50 - the PA is only paid a percentage of the second 50.