Hell when you pull back the curtain most people would be shocked to realize that all those prim and proper super nice 50 year old lady Realtors that seem so nice; those ladies are some of the most cut throat sharks in the game.

If landlord pays water/sewer, and with more occupants you know you will see higher water usage, think you could make a logical case for some additional rent or per person fee to cover that. 

It's a great way to increase your net worth and these loans can also be used to pull cash out of a property as it appreciates allowing you to reinvest money into new deals.Happy to connect to discuss further. 

i tried synching my Appfolio account from my PM but its not pulling data. 

My vote is to keep the SoCal properties and if you can do a HELOC or equity loan to pull some equity out if you want to buy in Memphis or somewhere else. 

Adding in court fees, attorney fees, no rent during the process, and any turnover expenses versus just eating the plumbing fee. 

These major gateway cities will always have a gravitational pull to them.  

Charging only $800 for $1200 market rent is no different to pulling out your wallet each month and handing them 4x $100 bills.

Is there a full-sized gym nearby that would be willing to waive their start-up fees for your residents in exchange for a referral from you?  

You can achieve this by regularly checking the Search Terms report, routinely searching for your brand on Google, and pulling the actual keywords that are converted in your CRM.