The "failure rate" or "Pass-through rate" is where the loan officer is fighting to get an application to make a paycheck and it taking anything they can get but not putting in the work up front to avoid lost time, lost earnest money, and lost clients for realtors!

We also have access to a $30k HELOC, fixed 8.5%.The current mortgage is $1600 and exact units in our block are renting for $2600+/mo, but the property doesn't pass the 1% rule.We want to start investing in RE again.  

Let her out of the lease, don't play ball or entertain this.

For older demographics, consider the availability of medical centers, entertainment, and restaurants.Buildings/Permits: Assess the city's growth compared to previous years.Determine if the city can accommodate future supply.Government Regulations: Examine the city's efforts and the type of businesses they are targeting.

If a city had a law on the books prior to 2014 it could keep it (but not change it), if a city had nothing on the books, it cannot pass a new law.

About 9 years ago.(2) additional interest gained when first owner passed leaving me and the other joint tenant as 50/50 owners.

Yes, it has.https://www.biggerpockets.com/forums/51/topics/602045-pass-t... 

I was doing a lot of legwork and still paying RE agent for the transactions up until got my own license.pros: no commissions in your transactionseasier qualification as real estate professional to offset high W2 of spousecan get access to any house/ easy logisticsmore control in the transactionMLS access with all the information on tip of your fingers, you can move fast with the deallicense knowledge helps to make better decisions and gives broader understanding of the industrycan legally do property management for others, wholesale (many states now making outlaw to do it without license)cons:need to take an exam (it needs preparation and to be good not just barely pass you need to study)fees you pay along the way (MLS, brokerage(I signed with investor-focused on and have a monthly fee and a transaction rate))self-management including taxes and feesneed to relicense + paid education Don't forget the biggest con.

To win, you have to pay more and with FHA you need properties in good shape so they pass FHA inspections.

Plus entertain him when he comes to town ( I get to tag along for a very nice meal as well LOL )