Remodel was more then anticipated - rent estimates are not higher then originally anticipated.

There's nothing wrong with rent stabilized properties, as long as you're collecting the anticipated/expected rent.

What to do in this situation should be part of a general estate plan (even if there isn't a large estate anticipated). 

And, what type of return do you anticipate garnering with that cash in another investment?

What should I anticipate that I'm not anticipating?

Josiah - I took a look at your analysis and you might want to consider: expenses for common utilities (i.e. sewer, electric) if there are any, "re-leasing" fees from the management company (I would anticipate 1 or the 4 units needing to be released each year), and then overall maintenance each year - not sure I saw a number for that, but I would think 8-10% is a good start.

I am working a refi now about 4 years out and the jury is still out on the appraisal but I do not anticipate an issue now since FL appreciation has been through the roof.

I don't know if you can do that in MA but it is a good thing to include when you anticipate such issues. 

Good question - Since I have left my W-2 in anticipation of moving, and to facilitate fully immersing myself in real estate, my savings rate has essentially dropped to zero for now, so I know I need to be careful until I start generating more deals. 

Yield in an asset, including real eatate, is a function of the markets perceived view of risk in the asset and market.DC, and Arlington, are amongst the lowest risk markets in the entire country, and thus will have incredibly low yields on purchase.Part of that risk profile though is how much future appreciation and rent growth are anticipated in said markets.