Excess business losses are capped for single individuals at $250,000 and for married individuals at $500,000, with any surplus being suspended and carried forward.

If you use cap rate to try and get an apples to apples metric you are about 4%.

Generally speaking, HELOCs are more suited for personal expenses or home improvements.Also, keep in mind that most lenders right now are capping at 75% LTV for a cash out refinance, not 80% LTV.

Based on these numbers Cash Flow is $-252/mo 6.2% Cap and -14.2% COCIf this was a deal you were looking at, where would you want these numbers to be at to make it a win-win or would you just walk away from this opportunity? 

The security deposit is capped at 1.5x the rent.

We make NI $7K/month for a $1M asset (or 7 cap rate), so in that sense, this asset is not performing to its truest potential.

A google search or talking with investors in your area would be best.10% cap ex: I think 5-10% here is okay.

Appreciation is just the cherry on top.The last few years Toledo somewhat caught up with appreciation but I believe we are capped now.It's a slow moving market and always behind the rest of the country.There is just not enough demand/infrastructure growth like in other markets to support continued appreciation.Historical data shows the Toledo market appreciating at the pace of inflation which is nothing to brag about hehe.IMO, it's a cashflow play and you should consider building a larger portfolio because it will be safer.Owning 1-2 properties can be a "hit and a miss" and really not the providers or PM's fault.There is a high likelihood of turnover so it's important to build a larger portfolio.If you experience "drama" on 1 or 2 properties, the other 4-5 are performing and can subsidize any losses incurred on the few that temporarily aren't performing.Wishing you much success

Looks like 2 units total is the cap.

HELOCs are capped at 70% CLTVIf this is your primary residence you may find a lender that can go up to 90% CLTV.