Was going for the best cost-of funds (lower rate)

If you provide excellent housing and excellent service it is likely that your turnover rate will be lower resulting in less future vacancy.

page=LoadVirtualDoc&BookmarkID=6536) that capped annual increases to the Taxable Value of a property to the lower of 5% or Michigan's Cost of Living increase.

It might mean giving up a lower rate but if you do not have the personal capital or do not want to part with it, it is the easiest way.  

if there is appreciation, but you wouldn’t sell your current home tax free and buy a neighboring home to rent out, (There by raising your cost basis for additional depreciation and lower capital gains tax.) then it probably doesn’t make a good rental property. . 

I moved to miami and it's tough to do here columbus land is cheap. lower than lenders even require our buyers have to come up with additional equity just to close the loan. not sure austin's economics but happy to look at a case study with you to see if it's feasible 

If I secure renters and show a lease agreement and deposit can I get into lower interest rate mortgage?

Our 1st property we are living in now would positive cash flow if we moved out, but thats because we had a lower rate.

Consider lowering your asking rents before changing PMs.

In the winter the gas bill is a lot higher due to heating, but electric is lower.