I'm also a bit afraid we may be going into a recession soon, so now buying lots of EDV (20-30yr US treasury Bonds, which will go up in value by 30% for every 1% drop in 30yr bond rate) Good luck.

@Gary Bonds owning a few rentals is not a business at least according to my accountant, Best to attempt to qualify using your personal income.

I have lengthy conversations when tenants move in about letting us know immediately if there is a clog, to stop using the plumbing if things are leaking, that they will be responsible.

We got a small drop last month but nothing worth bragging about.I was thinking of doing a refi with dropping rates but doesnt seem like thats in cards currently...Thank you The bond market happened.

You'll see a lengthy September 2017 ordinance about rent control, and then a March 2018 ammendment to this ordinance, bumping it from 4+ to 3+ if not owner occupied.

You an invest in a high yield bond fund that returns 6-7% with zero investment of time, effort, or education.   

Some of the CoC are so low (and some of the projected appreciation is also low) that I ask myself, why wouldn't I just invest in government bonds instead.

Quote from @Elliot Rosen: Use a licensed and bonded foundation company and keep the invoices, and disclose it to the buyer.

Any time I have a client who did their bookkeeping for rental properties with QBO, it's it's always a lengthy process to try to sort it out. 

You just got a super cheap education #8 I would seriously consider a bond fund etf vs real estate based on your post.