If we decide to refi in 3-5 years, though, we may time a couple of the leases to end at the same time and spend ~$6k to tear 2 rooms down and rebuild them.

Sure, you are going to be getting/saving the Realtor commision, but in order to do that, you need to spend the investment into the Real Estate supplies that get you there.Thanks, I am certainly aware of the MLS benefits and agree. 

So I don't want to spend $90K on a down payment and closing costs and only have $25K to fix it up.

Why would you spend the money on an appraisal now?

It’s free and that is one way to get free listings.judical states also have to file a lawsuit and you can search civil suits or contact sheriffs offices to get the calendar and listing for foreclosurespaying for a site is all in one and maybe worth it compared to how much time you are spending searchjngif you stay in one area then I recommend what I mentioned  

Check out The Ultimate Guide to Grading Cleveland Neighborhoods before spending any money on a Cleveland rental property.

Things to consider1) Number of bedrooms / bathrooms / space for your tenants you can get for the $ you spend.

In addition the new company does not do Solo 401K any longer.

(in terms of pros and cons).You can also use rentals to provide additional borrowing power if your rental currently cashflows from a tax perspective.Hopefully that helps your scenario advance forward in terms of what to ask and think about.

It will protect you for cheaper without the additional complexity.