Pre-Tax Balance: $597,046Balance unlocked at age 60 after 22% fed income tax reduction:$465,6964-Plex Investment: $35k (FHA 3.5% Down + Repairs/Renovations)4-Plex Purchase Price: $200k (typical for my area)Cash flow over 30 years assuming $200/door = $800 * 12 * 30 = $288,000Appreciation gains over 30 years assuming 2% appreciation = $162,2724-Plex Cash Flow + Appreciation after 30 years = $450,272Notes- cash flow is still $800/mo since we will rent out the current unit we are living in at $200/mo (acquiring 4 rental units).

I have considered locking the hot tub, and charging people an extra 150 per day if they want to unlock it.  

We let them go through the unit by themselves after my property manager unlocked the door beforehand.

But if I parked on the street and found my car had been towed and a valet ran interference with multiple agencies, negotiated a fair unlock fee with the towing company, ensured nobody had put a lien on the ticket, and then was there to help you jump start the car, I'd probably pay the valet more than a tip.

However once I get my first property under my LLC thats free and clear, then I can unlock that equity take out a loan against it, right?

The front door has two fence gates with houses to the left and right of them and if the gates were unlocked it would access the main street.

If it is just 5 units...I would consider combining two of the units into 1 to create a 4 unit building, thus unlocking some value.

It could depend on what exactly you plan on having your friend do, but in California you generally need a real estate broker's license to engage in property management (which includes leasing a rental unit), or you must be an employee of the broker and under the supervision of the broker.One of the exceptions to this law is if you are the owner of the property then you may manage your property yourself without any special license.The reason I said it could depend on what exactly you are having your friend do is because one could argue that your friend likely wouldn't need to be licensed if they're just unlocking the door for someone to take a look inside the property because you're too busy to go there and unlock the door yourself.

I am in the process, as people move out, of changing all my locks to no keyed door locks, just deadbolts, in order to force the tenants to take their keys with them (or be stupid and leave the house door unlocked).

If its vacant, I usually check the doors to see if any are unlocked.