With that said good pms can make you more money than you pay them by keeping rents at market rates, quicker turn around times, and forcing tenants to be responsible for more of the damage and maintenance.

That's the way I would really want to do that but since I do have a wife and a daughter that are not keen on moving I am forced to figure out another way in.

As a consequence, I tend to force appreciation in any event.

I’m active duty Air Force, Texas real estate agent, and investor with three homes purchased with a VA loan.I wish you all the best in your investing journey!

It will have coverage for tenants displaced by accidents that force them to temp relocate.

A 3.25% rate would be something I hold onto for deal life LOL :) However, it may make sense for you to do a cash out refi (depending on how much equity you have + how much forced value you have in the property too). 

I'm active duty Air Force, a local real estate agent, and a third-generation real estate investor.Maybe we can jump on a call with your husband or meet up to discuss your situation in greater detail.I wish you all the best.

They are not forced to do anything.

Heck, my CPA and I regularly discuss and are forced to make our own assumptions on how the IRS may interpret something in our real estate taxes, if we were to get audited.

You can offset this with points.When the lenders provides you with an estimate of the loan along with all the charges pay specific attention to:Origination fee - This is whereLoan Points - Sometimes they force you to buy a point and they bring down your rate in returnapplication feeunderwritting feeBasically you want to compare how much you are paying in all of these and what interest rate they are giving you based on this costs.