I’ve invested with both wellings and sunrise   Wellings invests in other peoples funds   They do the due diligence on various operators and invest in only the best ones. 

@Steven HsuBigger Pockets is a great place to find a real estate tax accountant.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

Realistically you would expect the house to continue to appreciate during that time as well... even if at 3.33% appreciation - that is another $50,000 in appreciation you would make in the 3 years - give or take.  

Wells, Citi & Chase), but moving all your money for current rates might not be something an investor wants to do. 

Income should be at least 3 times as well, otherwise they'll most likely move out when you up the rent (I made this mistake once).

do you add bathrooms and convert the garage to rooms as well?

@Chase McArthur do you mind sending me a copy of your analyzer as well?

That states KNOWLEDGE of wrong doing.

I have been renting it for 6 years now and am wondering if it would make sense to do one with that townhouse as well or not. 

The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.