The disparate impact standard is a wrinkle, but I imagine that will end next year. 

I  started keeping an event journal to remind me of issues or unique incidents that impact the income/occupancy of each property, including maintenance block-offs. 

Make sure you know the impact that adding an ADU will have on any rent control. 12) investors seldom include the land value in the overall ADU costs.

I have a strong network here and know the key players/stakeholders in the community and am trying to learn how I can get involved to make an impact to change the community and restore the existing (beautiful) infrastructure. 

Bad tenant situations happen but like tires you can prepare and you can learn to manage property such that they happen less often and with less impact on you.

No offense, but anyone who claims a sale of $1 M of anything makes a noticeable impact in a market worth $280 B does not understand how large markets work. 

The best strategy depends on your goals, but here’s a breakdown:Selling outright would result in paying capital gains tax and depreciation recapture, but since the appreciation is minimal, the tax impact may be relatively low.Gifting the property to your son could potentially allow him to sell it with a lower tax rate, but since he hasn't used it as a primary residence, he won’t qualify for the exclusion of capital gains tax on a primary residence, and you'd need to account for gift tax implications.1031 exchange could defer taxes, but you would need to purchase a like-kind property of equal or greater value and meet all the IRS requirements.

If you purchase a newer property that has been recently and properly renovated, you may consider using a lower percentage.The biggest impact on your cash flow will come from the property’s location.

The majority of investors I work with after using this form more or less break even on the rental business which makes it a non event and very little impact to your debt to income ratio.

@Sonja Revells Real estate investing can be seen as higher-risk by lenders and Dun & Bradstreet (D&B), potentially impacting your credit terms.