Unfortunately, it seems I am not understanding something though, because no matter how I run the numbers my cash flow seems to decrease if I add leverage.

I am 52yo, a full time nurse and will not be leaving my job, but I would like to decrease the amount of hours I work.My dilemma:  I currently own my own home (I owe about $165,000).

As a hard money lender who works with many investors in the Portland area, I can share some insights on maintenance costs for multifamily properties in this market, though individual experiences may vary:Lots of investors report a slight decrease in maintenance costs during winter months, bc of:- Fewer landscaping needs - Less wear and tear on HVAC systems (as heating is generally less intensive than summer cooling)- Reduced tenant turnover in winterWinter-specific issues can arise:- Potential roof repairs due to heavy rain or occasional snow- Gutter cleaning and maintenance to prevent water damage- Heating system repairs or maintenancePortland-specific factors:- The mild climate helps reduce extreme weather-related maintenance issues. - Older housing stock in some areas may require more upkeep. - Strict local regulations can also sometimes increase compliance-related maintenance costsCost-saving strategies I've seen help:- Preventative maintenance programs can help reduce overall costs obviously - Some investors report success with in-house maintenance teams for larger portfolios- Energy-efficient upgrades can help reduce utility costs in the long runYour specific costs will depend on factors like the age and condition of your properties, your management style, and the specific neighborhoods you're invested in, but hope this helps!

Wall Street thought we were going to get six- eight rate reductions this year we’ve seen none so far and stagflation is setting in , the Fed is trapped , if they reduce rates now , inflation could catch on fire if they increase them again too much something in the economy will break I think we’re in this holding pattern for one to two years personally, I don’t claim to be a macro economic expert, but I do study it quite a bit and I’m not counting on or expecting rates to come down anytime soon and even if they do, they’ll just be small quarter-point rate hikes not enough to make a huge difference in cashflow, so ..I either hold and if they do decrease rates, there will  probably be another asset inflation bubble, which will increase my appreciation, or my cell and deploy the capital more wisely and look for some market softening and buy a good deal

@Michael Elefante now that you are making money look into starting a Solo401k to decrease your taxes and defer or have future RE gains and cash flow 100% tax free.

I will start high and decrease in price until I find a tenant I would like to live with.

It may decrease turnover thereby reducing vacancies, but it may not. 

There are a lot of much lower-risk markets that have also appreciated and are likely to continue appreciating where one can get financing and that aren’t 100% dependent on foreign investment and tourism (prone to crashing in down turns as discretionary spending decreases).

Also performing notes can significantly impact your net worth in a positive way, remember the interest is what is paid first on the loan , your equity doesn't decrease much until much until late in the loan.

Not only could this negatively affect your cash flow, but it could also decrease the value of your property.