In our observations it's because most tenants live in the moment and do NOT prepare for the future.

Then it would help if you still had more to set aside for future vacancies and capital expenditures.

Do you have any current/future investment opportunities Sam with Whitehaven?

I will be referencing this in the future as I continue to invest.

On future deals, utilizing hard money makes the most sense.

Hi,People always talk about how they purchase a rental property, wait a few years for it to appreciate, do a cashout refi to recoup their initial down payment, then whatever they earn in the future is infinite return.But in reality, how is this truly a "recouping of initial investment" when you have to pay a 4.5% interest to take out the cashout proceeds (with $3000-4000 of closing costs on top)?

More so just heard that if you transfer title into LLC it can “uncap” the property and cause a new tax assessment the following year and raise your future tax expense.

I've done a lot of residential real estate deals including dozens of passive investments and have syndicated four apartment complexes.REITS - These are more akin to stocks than real estate investing and do not come with the tax benefits.  

So if you were in my position, how would you use creative financing to build up to 10 properties in the next 3 years and not sell stock or touch retirement? 

Are you giving them the promise to use them in future deals where they will earn 3%?