I come from a family of construction, builders, and art and faux and i've watched them do some pretty amazing things.

Because it's a bit of a liberal enclave, has an excellent school district, and there's no room to grow, I expect rental values to continue growing.

I wish someone wouldn’t have hacked that blog site about them... it really was a piece of art assembled by all the prior landlords up to when Andy got them, he just didn’t take a couple extra minutes and google their names or he’d have seen the blog pop up 1st article in his search.

Just like anything else, there's an art to putting together deals, and the most successful realtors have mastered that art.

Or are some places more liberal with their valuations, etc...Would love to hear your thoughts.

If you can learn to measure people through the art of interviewing, you'll learn an invaluable skill. 

This is more art than science but you could calculate what you need to have a 6-12 month emergency fund should the unexpected happen (job loss, economic crash, etc.) and keep that amount liquid or available.  

Here is the guideline that is probably applicable to you to drop PMI without refinancing.Refinance. 80% LTV if SFR owner occupied will work.Note that while in theory it doesn't matter, generally appraisers are a little more liberal if the goal is just to drop PMI.

To do so I have prepared by reading a few books, most recently "The art of wholesaling properties," listening to BP podcasts, and reading BP posts. 

This is one of those situations where tax return prep is both an art and a science.TECHNICALLY....You can only deduct mortgage interest if you are personally liable for the debt.