Also property taxes were incredibly cheap at $500 / year (expected to go up in about 3 yrs). 

That’s incredible, Gino!

However, cash flow is always great and having both would be incredible (duh).

Refinance subject property with higher leverage loan and use proceeds to pay distributionsAnd of course there's the time tested technique of just fabricating results!

Therefore all it takes is an incredibly successful property or a complete dump that has a hot tub to move the numbers in one direction or the other.

Wow that's an incredibly important nuance, thank you for raising that.

I'm using the leverage technique as I work a full time job and can't buy anything outright.

Analyze Deals: I thought I already had a great way to do this but their tool has been incredibly helpful and aided me in avoiding deals that would have lost me money.

See Nobel prize winner and associate  quote....Gunner Myrdal, an architect of Sweden’s welfare state who was given the Nobel Prize in economics as the left-wing balance to his co-winner FA Hayek:  Myrdal stated, “Rent control has in certain Western countries constituted, maybe, the worst example of poor planning by governments lacking courage and vision.”3 His fellow Swedish economist (and socialist) Assar Lindbeck asserted, “In many cases rent control appears to be the most efficient technique presently known to destroy a city—except for bombing.”Seattle is a prime example.

Looking forward FL I will not touch it unless its an incredible deal, crash is coming, FLL not a chance I will even look there, way overpriced.