Then literally hundreds of these of come across my desk seeking financing - and typically the pro forma looks great while the actual historical financials show almost no more profit than Simple long term rentals after paying management fees, higher interest rates necessary for these type properties, increased repairs and maintenance, and faster depreciation.There’s also a personal reason I don’t invest in these properties ( I DO finance them).  

Too bad she'll also strip us of our ability to count depreciation against income and uhh, I don't bankrupt the country even faster than it's already being bankrupted

My oldest daughter will be at kindergarten age around the time we would be moving.Do you plan on repeating the process or are you going to stay put for the long haul?

Over the last ten years, but particularly the last 3 years, values have increased at a far faster rate than rents have.

This blows my mind.I'm curious what sorts of things require you to be at your property "in a pinch" that would require you to be closer than 45 minutes.I live 2,000+ miles from my 12-doors and I have never had an issue that couldn't be solved by picking up a phone.Heck, I don't think a local PM would even make it to your property in under 45 minutes if you "needed" them to.

Don't beat yourself up, but fix the problem.

The best training will likely be at Coldwell Banker, Keller Williams, @properties, or as I mentioned earlier The Apartment Source (Specifically for leasing). 

I wasn't aware that you have to live in the home for 12 months after a refi, but now that you mention it, it does make me think through my investment strategy.Even so, the option to do less than 20% down with no PMI, plus up to $2k (free money) for closing costs with this mortgage product is pretty hard to beat.

For that part of CT, I ball-parked a reno like the image from gutted to finished to be at least $600k on the low side.

My apprasail and inspecton report cost will be at risk but I'll be covered if the deals blow up.