In which case, the "general" rule is the closer you are to downtown the better. 

Do the math on that and we will see that the carriers are not profitable and they also arent charity.

The cash investor who "saw the property on zillow" but doesn't really understand what REO means or how the banks operate. 

I need to defer or lower our income as much as possible for my age 64.At age 64 a cost seg makes strategic sense, take the deduction now and not over 27.5 years, or 39 if commercial.

Additionally, while rates aren't historically bad right now, they are higher than 4-5 years ago, and they will be even higher for you as an investor than they were as an owner occupant, which is what you were when you bought originally.I get that you are anxious to add to your portfolio, but that could be achieved without touching your first golden goose.Sometimes on BP, the push is to leverage every last spare penny, but that can be a risky game as the markets shift. 

I've been saving for a house hack over the past two years and recently came across a great property in the Denver metro area that I’d love to pursue.

I would give her two weeks to move everything out and hand over the keys to an empty apartment.

While I do maintain a relatively modest percentage of my assets in money market instruments, corporate debt funds, and high dividend stocks, I remain most comfortable with the investments I specialize in and know best.  

Eastpointe has a semi-decent school district, and the area overall is seeing a population growth.

I am not a realtor, so I cannot give advice as though I am one, but there are some guidelines that I have used personally over the years, with great success.