If the increase in value is big enough, I can refi and return all of my investors' money back in 3 years and they retain their ownership equity in the deal.

Is the Tenant a good Tenant that you want to retain?

We purchased a home on a large city lot subdivided the lot and retained the existing home to be renovated and placed in our rental portfolio.

I personally try to keep at least 30% equity in my investments; you may decide to keep more or less.If you take that $80,000 and split it, you could put $30,000 down on two new investments and retain $20,000 for an emergency reserve.I would also consider apartments if you are trying to grow.

Find out if the city is planning any new projects to retain the population

Retain records of these notices.

Further, the SELLER shall be entitled to retain the Deposit.

Giving her the option of realizing she cannot afford this place allows for her to retain dignity. 

CA is notoriously tenant friendly and small claims courts in general side with tenants, so you should have your t's crossed before you decide to retain any portion of the security deposit.

And the foreign individual should retain their own US tax professional to these ends.