Honestly, I'd talk to a good CPA or estate planner about starting to sell off some of the properties while trying to reduce their capital gains taxes. 

A reduced rate would mean reduced service. 

As a hard money lender who works with many investors in the Portland area, I can share some insights on maintenance costs for multifamily properties in this market, though individual experiences may vary:Lots of investors report a slight decrease in maintenance costs during winter months, bc of:- Fewer landscaping needs - Less wear and tear on HVAC systems (as heating is generally less intensive than summer cooling)- Reduced tenant turnover in winterWinter-specific issues can arise:- Potential roof repairs due to heavy rain or occasional snow- Gutter cleaning and maintenance to prevent water damage- Heating system repairs or maintenancePortland-specific factors:- The mild climate helps reduce extreme weather-related maintenance issues. - Older housing stock in some areas may require more upkeep. - Strict local regulations can also sometimes increase compliance-related maintenance costsCost-saving strategies I've seen help:- Preventative maintenance programs can help reduce overall costs obviously - Some investors report success with in-house maintenance teams for larger portfolios- Energy-efficient upgrades can help reduce utility costs in the long runYour specific costs will depend on factors like the age and condition of your properties, your management style, and the specific neighborhoods you're invested in, but hope this helps!

These updates can justify the higher rent and potentially reduce maintenance issues in the future.

The land trustee then becomes a second set of eyes and ears (and a more credible witness when saying a deed was forged), preventing/reducing title theft. 

We avoid escrow holdbacks for distressed properties and instead reduce the purchase price.

In alignment with Jason's suggestion, it is advisable to explore various financing options for your property acquisition, potentially enabling higher leverage.Regarding the advice from your Realtor advocating for more expensive multifamily properties due to reduced competition, it is crucial to critically assess whether this aligns with your investment objectives.

They may say they’re buying a rate cap to reduce the risk, but that is only temporary.QUESTION #13: WHAT TYPE OF LOCATION DO YOU INVEST IN?

I’m still less than 50% leveraged so I feel comfortable if the economy crashes and I have to reduce rent or have a lot of vacancies.

Thanks to the Cost Segregation Study, the property investors were able to reclassify the property into the following categories to accelerate the depreciation resulting in first year depreciation of $26,167,989.The use of the accelerated depreciation strategy helps real estate investors to reduce the tax liability immediately which therefore increases their bottom line due to the offsetting of income.