I can feel that you have embraced the move and change. if you want to meet some local investors there is a meet-up next Tuesday. it's posted in the classifieds.

From tax stand point I would think you can separate from primary and be okay with IRS being that IRS will not be local code enforcement.  

Well, you can buy little portable washing machines that hook up to your sink- not unlike those freestanding dishwashers.

I don’t want to keep up on local, state and federal law changes so they keep me legal.

Do you look up competitor rates?

Write it up to an education, spend some time sharpening your support team (particularly in the trades) and start thinking about how you can do it again!

Andrew,Good for upping your game!

Expense ratio, as others have stated, often ends up evening out these fluctuations in each expense and can often times be a more accurate predictor over many data points.

Also, consider financing strategies that allow you to maximize leverage instead of tying up all your HELOC funds in one deal.If you want to run numbers on different financing options, let me know.

•Pricing slightly under market can speed up leasing and help you avoid unnecessary vacancies.