I intend to add a closet to the den and make it a 3 bedroom adding value as well as remodel the entire unit.

I'd like to think I have *some* advantage in that the newer units are asking $2450-2800 for rents, whereas I'm happy at $2k.For 3 years I've had not ONE tenant problem.

Don't be afraid to ask them why they don't want to apply.When I'm having pricing discussions with owners I work with, I always remind them: a month of vacancy costs your bottom line more than a unit filled with a rent reduction.

Paying a reasonable amount to assist in one's life improvement is not a bad thing, just don't do nothing else thinking this one thing is the 'cats pajamas' as DG likes to say.

Single family, 2-4 unit? 

She will be able to assist in the Rincon area.  

I don’t know if I should invest in the Jersey market and put maybe 20-50% down on something, make less cash flow and make more appreciation, or every two years or so maybe buy something fully cash (my own $) in the Midwest let’s say 5-10 units and make more cash flow with no debt as with the income I make I can just save and buy more, don’t necessarily need to leverage in some markets.

With FHA, you have to live in one of the units.

Both flat and percentage base charge usually a 1 month fee to lease out the unit. 

Quote from @Michael Lam: Hi All, I'm an out of state investor looking to start a rental portfolio in the Cleveland area for small multi families (2-8 units).