I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.  

Lets say you needed $100k in financing at 12% + 2 points and it took you a year to rehab and refinance that is an extra $14k + closing costs.2. you mention roof is 18-20k.

Anyone extra cautious with these types of investments right now?  

I would rent out an extra room, basement and yep, deal with a part time roommate.

You can find online mortgage calculators that allow you to play around and see what happens if you do an extra payment or increase your payments.

But it fits with the current portfolio I hold in that town and doesn't take much extra work for the returns I get.

It could’ve just be my personality, but I always felt a little reluctant to be extra friendly if the other side did not reciprocate.

Everyone wants to provide for their family, not just you.One day if you earn more money, you will have extra to help others in need.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

That could potentially take away all the extra from increasing $150 for several years.