It's amazing how much you have scaled over the last five years. 

But even if you want to do large deals, you need comparable reps.Technology has made it easy to "analyze" deals.

Do you get a benefit for allowing the tenant to have the dog, such as a pet fee?

For OO owning it for 2 years of 5 gets $250K gains per spouse of tax free gain.  

Maybe do the by the room strategy, or STRs.

., so do you mean living in one state while a local PM manages a STR for you in the other state?

This is really going to depend on the state you are looking to do business in.

in cash flow would cut it for me. i'd want enough to cover the mtg, but also R&M and a little for vacancy. if i can't do that plus have a little actual "cash flow" left over.... i'm still here :) if that's any indication. 

In Modesto it gets really hot during summer and pretty cold during winter.

Keep in mind not on a mobile home as most lenders or DSCR programs do not allow manufactured homes.