We do a new FULL lease every time because laws change, terms adjust, and it's negligent to do anything less.

Quote from @David Martoyan: Has anyone here successfully adjusted their strategy to focus on finding deals that don’t follow the traditional ARV formula?

Miami is still doing well, Fort Myers is adjusting and has lower real estate than 12 months ago, etc..)My simple thought, for what it is worth, is choose a place to live and not invest in:  choose the location you and your family WANT to live in ( because of the schools, taxes, weather, other family there, etc...) and then buy and do real estate there (and get whatever licenses you need once you start third party management).I wish you well!

It’s only ~$5-$10 per property analysis, and you can adjust the amenities for the area to see how that affects the revenue estimate.

@Joe AuA HELOC has an interest rate that is adjustable......

In inflation adjusted dollars, this likely is closer to 15 years to recover the $450k.  

The S&P 500 has that inflation adjusted "average" of 8% annual return, compounded WHEN drip back all dividends, and IF it performs as it has previous 30 years. 

I would like to have lower monthly payments should I make a big lump sum payment towards my principals and ask my mortgage company to adjust it or refinance it or which one is the best ? 

I guess the only thing giving me hesitation is that it looks like housing prices are at all time highs even after adjusting for inflation:https://fred.stlouisfed.org/se...Housing affordability is worse today than it was at the bubble peak in 2006 if you believe Case Shiller data. 

The 70% rule is a solid guide, but in competitive markets like South Florida, it’s tough to stick to—many investors adjust based on their target profit margin or risk tolerance.