--My gut feeling is that we won't see any decreases in real estate prices or activity this year and I'd guess that the price of oil will stabilize somewhere around $65 / barrel towards mid-Summer.

Generally properties in SF proper did not see a huge decrease in values.  

This method is a "feel good" fictional solution.2 - If you financed it from a refinancing (this is why you can't buy at 100% ARV...not the only reason though), and added $5,000 right out of the gate, at 4.5% for 30 years, would only add $28/month to your mortgage...and only decrease your CF by that same $28/month.Let's see now

Myers), however, the issue for condos with most investors is the added HOA/condo fee - it increases expenses and decreases cash flow - sometimes to the point where the numbers don't work. 

Evicting them will decrease your ROI and taint your rep in a different way.

Expecting to easily CF over $1000/month going forward (this includes our rent savings) and in about 2 weeks will be closing on an FHA streamline refinance that will decrease our monthly mortgage payment by about $250/month.

Will this decrease rent without including/ increase with including them?  

I know I am going to make up the rent difference somehow either by decreasing vacancy or lowering my utility costs.

I'd like to sell my home and get something smaller, and then use the savings from the decreased mortgage to put towards investing, but that doesn't seem likely without a considerable loss.

I do have an Excel spreadsheet I developed which calculates all this for me fairly easily, including a decreasing sale price (in decrements of $10K).