You just divide the monthly rent by the purchase price.

Double the cost of that house and double the rate to 7% and its like $4,000 per month for the EXACT SAME HOME. 

At this stage in my life, these equity plays are more impactful than holding onto a property for a couple hundred dollars of monthly cash flow.What’s your take?

And a PM that manages 10k units as part of the GP entity, with equity invested, will be taken more seriously than a XYZ property management (who manages 200 units total) has said they are open to managing the property when I close.Lastly, even in the "easier" market timing of the early and mid 2010's, most people when they get started are looking at deals for about 18 months before the first one is awarded and closes. 

Assume a couple of months of vacancy, consider potential unexpected repairs (like HVAC or plumbing issues), and test the numbers with rents dropping by 10-15%.

. :) A zoning change can take up to 6 months, approval isn't guaranteed (despite Aldermanic support), and potentially cost a lot of money (architectural site / floor plans & dimensioned elevations, zoning attorney, holding costs, etc.) 

It would take around 5 years to pay off the HELOC by using some of the monthly rental income from two investment properties.

The truly tragic natural disasters in California, North Carolina, Florida and others of the past six months are evidence that no location is truly 'climate safe,' however there are geographical areas that can expect less weather extremes and lower costs of living, developing, insuring and seemingly...surviving. 

We use Turbotenant now and they offer it to the renters for a small charge.

That’s why the successful wholesalers and flippers I know spend $10,000 and more MONTHLY on marketing.  2.