Like I said rents in Oregon if you look back were flat for a good 10 years.. there was signing bonus's and rent decreases.. not many if any rent increases the increases were the last 5 years and in some areas they were substantial like 50% in 3 to 4 years.this led to a back lash in the city of Portlandia so now you have all these people screaming for rent control and you have the law that did pass were you have to pay 4500 to terminate a lease.. and other sundry items..

I may be better off flipping it.If I keep it.I will realize 44k in equity10k in tax deduction from repairs, de minimis and bonus depreciationtax deduction closing costs for the loan Ongoing depreciation = 5,500 a year (150k basis / 27.5 years)The cost to me: around zeroClearly, this is not going to be as profitable as the first, but It will provide a tax deduction of 20k. 

She has said that she'll get this bill in her name after an expected bonus this week.

In that case, finding someone in Illinois would just be a bonus, not the main attraction.

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Renovated the entire house from the basement to the attic which is now an enormous master suite with a bonus room.

If the numbers don't work I wouldn't bet on it to appreciate, it's just an added bonus if it does.  

Garage was converted to bonus area by previous owners, so we decided to add a his and her closet to make it a 4 bedroom.

Side note- getting your RE license and having full access would be a huge bonus- great investment to start your career. 

Again, offering an incentive such as a referral bonus or discount on their rent may give your current tenants the push to advertise for you.