Cutting down on gov't spending and the pulling jobs back into the US should help offset some of the tariffs, but it will come down to which items exactly do get tariffs put on them and to what degree the tariffs are (10%/20%/50%).Overall, my guess is that rates will go down for early next year, rise during the middle quarter-third of the year, then fall slowly afterwards.

Zach does a great job with the events and the office is top notch! 

You should only have to worry about ongoing maintenance.5) What Class of tenant can't keep a job?

Balancing two full-time jobs while planning to invest in real estate shows incredible dedication.

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Anything less than that is way too much work for what you're getting back, because flipping isn't investing it's a job.

The other issue I ran into is contractor took on other jobs during the day and did renovations at night - didn’t go over well with neighbors.

I suspect you do a good job on the tenant screening side of things. 

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I get the 2 schools of thought on keeping cash flow to stay liquid vs. investing your money where it will make the highest return, but my W2 job salary means I don't "need" the 2400/year of cash flow at the moment, really all I am looking to do is maximize this rental return over a 10-15 year return window.