Also, your assumption that appreciation has treated you better than cash flow is incorrect, since you don't have any way of knowing that, purchasing the right properties, you would have enjoyed cash flow AND appreciation. 

@Alexander Ransom - In the past, we have also treated each new situation and case as an opportunity to learn, meaning we did our research ahead of time (like you), and when a troublesome situation arises, we try to handle it ourselves based on the knowledge we've acquired, instead of hiring out every possible person that could get involved (property managers, attorneys, consultants, etc....).

THEM (working people who are slaves to their rent).My position has been that, assuming there is a problem to begin with, we need to treat this like hunger.

If I move it, can I refi it later after the typical 6-12 months (depending on the lender) or will it be treated like new construction, which I believe would need to sit a lot longer before a refi?

Especially not make me jump through hoops for a treat, only to find another trick around the corner.

@Julian Pilate-HutchersonIt is a business and should be treated like one. 

Hi Bell, Hope are finding the business is treating you well.

I ALWAYS start with the end in mind, and after being involved in managing over 425 properties we have found hat the homes and properties that most consistently spit off cash flow and give you true mailbox money are the ones that have fantastic tenants that treat the home like it is theirs - and those tenants are usually in areas that the schools are rated at least a 5+ on Greatschools.org.

You cannot deduct any expenses that are not connected with your rental units, for example, repairs in your private unit.You are not obliged to have a separate business bank account, but if you want to treat your business seriously, I would recommend you to open one, that way it will be easier for you to calculate your results and file taxes in the end of the year.I hope that helps!

If they have no skin in the game other than labor, they will not be there in the event of a loss-Reality is most contractors would just rather have the money and do not have a system in place to wait for the big prize at the endThe best way to handle the contractor relationship is to treat them well, pay on time and be accessible when needed.