@Kasondra Milton- hi there ...thanks ...Raised in the fairport area ...live on west coast now ..last summer I had to return to Roch area to help with a family illness  situation ...I stayed in a AIRBNB that was close to Strong hospital for 3 weeks ...in my search for places - I must say I was surprised at the lack of options ( at least at that time ) ...that being said - I agree with your comment about the fact that Greater  Roch  likely  wont  attract a large amount of renters consitently  ( outskirts  like  finger lakes are a diff story ) - thanks and good luck

Nine  states are COMMUNITY PROPERTY STATES, where all property accumulated during the marriage, OR the INCREASE in value of existing separate property (property accumulated prior to the marriage), is considered community property which can only be divided 50/50, UNLESS the division is made to offset some other imbalance .  

I don't know how much the $ impact is of your rate increase, but how much are you increasing rents?

In your case looking to larger assets where you can effeciently cost segregate to gather bonus depreciation would be a smart move.Appreciation - Where in the country is the asset class you like growing or going to be growingAmortization of the loan - What sector or even region if you look locally for funding, is going to offer the most favorable lending so that less goes to interest expense and more to pay down of principle.Have fun with a spread sheet comparing these 4 returns from your investment with the type and location of assets you find attractive. 

A company can go up in value by increasing it's customer base, increasing it's product offering or increasing its prices. 

I had a few houses that lost about 30k in equity overnight in the area (had been considering selling to do a 1031 into some new builds, but that turned into a less attractive idea after the equity drop).

Still, it makes sense because oftentimes some of the rents have never been raised for years, and those NW side neighborhoods have increased rent dramatically! 

I would also increase your underwriting rehab estimate number by 15-20% since most renovations go over budget.

I estimate high of what the bill would be and put it on their lease, I have not had any issues this way and if the water bill goes up, I will increase on the next lease. 

I think your income easily justifies a common-sense, time-proven method: increase earnings, reduce expenses, save, and invest.