Currently, they are treated more as an investment like gold than a means of exchange.

Treat it like a motivation and not a barrier :)

Chronic pain - The use of medical marijuana to treat chronic pain.2.

Treat it like a line of credit, the amount will obviously be rising.

We love our tenants and treat them with respect, but we never negotiate any type of payment plan with them and never discount rent for any reason whatsoever, for the exact reasons you have listed.

However, per section 1402,  just because a rental activity is treated as a trade or business for passive activity purposes does not automatically mean it is subject to self-employment taxes.

Personally, I prefer to treat it just like property managers do.

Treat them like your cabinet and run opportunities across them for multiple perspectives.  

Market seems to be saying your units are economically productive and on par with comparable units as is (based on tenants grabbing them).And, as you know now, that new smell and model home appearance of the totally remodeled and rehabbed unit will fade fast when the tenants treat it like, well, a rental...So you may just end up remodeling again if you sell or get a rough tenant..I tend to do more work on units prior to a sell and let the horses run with a rental with tenants in place that are relatively happy.

I agree wholeheartedly with the way you are doing your calculations and taking everything into consideration.I just want everyone else to know that just because you use a sophisticated calculation like the IRR, it doesn't mean you can't treat it the same way as you the majority of most Investors on this Blog does which is assume that the Cash Flow for the 1st year is exactly the cash flow for the years after for life!