Now, I equate a value or "premium" for the benefit of the Turn-Key status, things are know, renter in place, things are done, we have removed theory and projections to provide a buyer a known, that holds value.

Looking to possibly add Property Meld into the equation, and use a VA to help with a property coordinator.When we were in this situation, we hired a scaling company to help us grow.

Tis dollar for dollar reduction should equate to getting me down to the same amount as if I did not have the capital gains. 

Personally, I wouldn't totally disagree, but it is very much in the eyes of the beholder what "nice place to live" means.Based on your post, I would assume you are getting requests because you are a new landlord (maybe the old one was not a kind person, so tenants chose not to make any requests) and that you are asking them to pay more rent for a unit that is likely in worse condition than when they moved in.So now, you can either tell them no, or you can accommodate and potentially open up pandoras box of setting expectations that you will cater to all requests all the time, or as noted, you can remove yourself from the equation and hire a PM to handle the requests.  

Insurance and taxes are a big part of the equation too.

And taking them out of the equation, would only create very marginal improvements.At the end of the day, it is a supply and demand issue.  

I do not go after properties that cannot support both sides of the equation: appreciation + cash flow = wealth.I really like the idea of using a HELOC because it is essentially a giant credit card. 

We could definately pull better rates if my family wasn't in the equation. 

So leaving assumptions out of the equation, I will again state a warning that if it were me as the sponsor in this deal, I would first not offer such a high return on my prospectus, rather a much lower one and then if and when the returns did come in that high, I look like a GOD!

The 75 mile radius equates to basically all of NJ and all of eastern PA up to above the poconos, but not in NY.