Pueblo County attractions include: Pueblo Reservoir, The Arkansas River Walk, Colorado State Fair, University of Colorado - Pueblo Campus, Hiking, Fishing, Camping, Mountain Views and is surrounded by fruit and vegetable farms -a great place to invest. 

Between the laundry and created off street parking I usually juice the rent 150 per month per unit.

All this strategizing on how to allocate taxable income to one individual in a bona fide manner...the juice may not be worth the squeeze...

Screw the rate and points, juice that rate up, take the negative discount points to cover part/all of your closing costs on the purchase, so that after the refinance is done you will have only paid a single set of closing costs (or a single set and change, but not 2 full sets).Did it when I bought my personal house.

Looking at the MLS and driving for dollars seem like low hanging fruit, but beyond that - what would you do?

LeeHi Lee,For some investors (with a buy and hold mentality) the cycle issue is handled by increasing the down payment (decreasing the loan amount) to (hope to) be able to ride out the cycle's possible rent drops and vacancy increases and still hold onto the property.Very strategically chosen assets, bought by someone who can handle possible negative cash flow or possible needed large cash injections until the cycle perks up limits (some of) the risk of this type of purchase.Probably easier fruit to pick.Both a fruit and coffee reference were worked into this, because if you mishandle it, or miscalculate it that's all you might be living on; green apples and coffee.Good Luck!

You're entirely correct - 3/4 units will be the most fruitful investments because you have economies of scale and you tend to have larger units increasing your rental rate significantly.

The fruits of all your hard work are so worth it + you modeled for your son how to do the same coming up behind you.

Want to make sure the juice is worth the squeeze.

I found it more fruitful just to go driving for dollars.That said, I wouldn't give up on trying.