By not increasing rent enough each year you're losing money (this is the truth).If they push back hard or say they're leaving, you can always negotiate and back it off a little.

@Stanley Nguyen there really isn't a way around this.

Is this connecting yet?

@Adeel MakdaRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I am on the lending side of things, so if you'd ever like to chat shop and options out there, let me know. 

A very detailed and well thought out description of the landscape.

Happy to connect and share whatever resources I can to help you get the ball rolling this year! 

Have you checked out Turbo Tenant? 

But this will depend on the area that you are buying in.

Im not expert but Ive took out a heloc and dragged on going on my advise and it suckedHi @Mario Morales, There are 2 things I would pay attention to in the scenario you describe. (1) Most cash out loans are limited to 75% -80% LTV meaning you wouldn't be able to get all of your cash back out. (2) The interest rates I see in the market are closer than what you've listed.