My ROE and my COC return are incredible.This property is 30 minutes south of a major city in a small town with only a few companies. 

Just caught this article today.https://www.npr.org/2019/06/22/734919303/supreme-court-overturns-precedent-in-property-rights-case-a-sign-of-things-to-co

This would maximize your ROE.

That was overturned by the courts as unconstitutional.I like Florissant and I'm all for measures keeping the neighborhood in a safe, clean, livable condition.

Ideally 70% owner-occupied.Purchase criteria: Ideally all in for <75% ARV (though I will leave money in if the cashflow is there). 1% rents (no rents under $975... you get a very different tenant).  12+% COC, no less than $150/mth with all reserves accounted for, 10+% ROE, 1.25+ DSCR (so I can continue to get lending).  

Most folks only look at their overall ROI and don't take into account the ROE (equity) that goes down over time as you build up more equity in the asset.

I think at some point you need to do something with the equity that you build up or otherwise your return on equity (ROE) is going to be very low and therefore your investing will become inefficient from an overall return perspective.

@Justin Glass Yes sir, bad math on my part, that's what I get for responding pre-coffee.If you didn't refinance, those would be your ROE #'s.  

If the ROE on the property isn't very high then I may sell and reinvest in other properties.

Is it smart to include appreciation in your ROE analysis?