I think that if you play around with the right deals, you will find that return does increase if you lever up to 50%, but if the debt is negative leverage (interest rate higher than the cap rate, going to max LTV can actually decrease your returns due to this dynamic. 

I'm thinking Sherwin Williams Alabaster (SW 7008) and white windows, and it's fairly common and well reserved in our region.

What is oaklands 'base year' for determining a 'fair return' under rent control?

Yes, this is fairly common. 

Stuart - so you think the play is single family homes in "nicer" areas vs the typical multifamily geared toward childless singles?

Irs determination “You're considered to use a dwelling unit as a residence if you use it for personal purposes during the tax year for a number of days that's more than the greater of: 14 days, or. 10% of the total days you rent it to others at a fair rental price.”

We were fortunate to get the ball rolling fairly quickly and only have to fork out 1.5 months of mortgage on our own. my partner thinks he can do all the taxes for the home and depreciation on turbo tax, as that’s what he’s been doing forever since he’s a w2 earner.

Is it fair?

I'm fairly certain the listing group is also the property manager so I'm not sure if that's a pro or a con.

Most of these are fairly cheap education.