.- overall "damage" is very minor as it will involve cleaning up after her, taking out her trash, and carpet cleaning throughout ($200) to get cat puke out of carpet- odd note was that she has a huge real Christmas tree which she left....who buys a Christmas tree if they intend to leave - confirmed via talking to her mother (emergency contact on my pet agreement) that she has moved to a new rental property- I have not filed the 3 days quit or cute as I'm concerned that the terminology indicates (perhaps I'm reading to far into it)that if she leaves the lease will be terminated.

I spoke to my banker today and he indicated that they won't do a HELOC out of a home that is a rental - only from my personal residence. 

Additionally, a make sure that the comps are within the same neighborhood, without a major highway separating them from your property, as this could indicate significant differences in the neighborhoods.Check the active properties in your area and make sure that your target ARV is not higher than any other remodeled property listed as active.

.,  where I can see this for sure is with agents on BIG teams that are beginning their carrier they get cash flow ( IE they get paid I suspect from you weekly or monthly out of the retainer).... ya I can see this.and as you said your blue color FHA buyer with minimal cash savings is probably not your target.. but sophisticated number crunchers..

I try to be respectful of the tenant's schedule, but I also try to minimize the unit's downtime.

At least my cap ex will be minimal for some yrs to come. 

Make good investments, create profits, pay some (minimal) taxes on the profits and move on. 

We are set up to close fast, easy (100% online), and for minimal fees.

I'm trying to figure out how to use opportunity zones to defer and minimize the tax impact.

My goal is to minimize the amount of time needed to go back and forth.