I need to relearn the new rules and methods that work for todays investing market and my region.

Check out NAA stats for your region and property class.

https://www.airdna.co/region/us/north-carolinaThis site has a lot of info too:  http://www.rented.com/ultimateguide/This one has a calculator to estimate income - I was surprised at low occupancy (28% for Blowing Rock/Boone vs. about 70% in Florida)...  

Though the city needs a lot of work in terms of crime and school, there aren't too many small/mid size cities with the arts, food, nightlife, access to suburbs, lakes, wine region, etc. that Rochester has while having extremely low taxes. 

We then are refinancing on commercial paper through a regional bank.  

I don't have calculated statistical data to back this claim up, and it could be regional, but it often seems that appraisers are more generous when it comes to appraised market rents than they are when it comes to value.I'll not bore you with the math, but the arithmetic is more generous if you do not intend to live in the property than if you do intend to live in the property (If you aren't going to live there, it is in theory possible to have a calculated DTI of 0.000%... which is in part why commercial financing uses DSCR not DTI). 

See you next week at the York Region REI, Gary!

I realize this may differ from region to region - but perhaps there are some New Yorkers/New Jerseyans out there who can answer this.

I am in the DC region and properties under $500k inside our beltway in a good area are off the market within days, properties in $600-$800 take longer.

I used a local regional bank, and have 6 properties in 18 months.