Many are selling to avoid this which is creating a small pocket of increased DOM with decreased values... and buyers are willing to eat 40-60% of the fee as they can put it on their tax bill for 10 years. 

A space in a building for living, sleeping, eating or cooking.

The more I look into the credit system the more it becomes clear, it's ALL about pumping the markets, and the normies eat it right up.. 

Not foolproof and no guarantee, but a good way to try and get your cake and eat it too. 

Selling a house will eat up 8% or so of the equity in selling costs. 

There are many other factors to consider- looks like you haven't factored in Vacancy, repairs, CapEx, Property Management fees (once you move out as primary residence- unless you're willing to manage it yourself) which eats into your overall cost of Investment/ownership- from the numbers you gave it seems like you'd be at a negative cash flow if you factor all these in.

Yes, HOA has been increasing over the years and eating more of my cash flow.

Any major projects would eat through that 10k number very quickly.Other than that, it looks to me like you're conservative. 

I also have an interest in stocks and have finally picked up a small nest egg to throw that way.

We have since stopped since it was “eating” into our bottom line and it was never mentioned in the review.