The most important question to ask yourself is: How can I best reposition the debt and equity to work optimally for the highest return?

Here is a great article on yield spread premiums from The Mortgage Professor:Yield Spread Premiums PrimerHere is an article on YSP abuse:YSP AbuseProposed reform:Proposed YSP ReformAnd a great article on picking a rate/point optimal combination:Rate/Point CombinationI like to get par on my loans in trade for higher fees because most of the property I buy I intend to hold indefinitely.

Just a few thoughts I would like to share that I hope will help. 1) Make sure you have adequate operating reserves or lines of credit for any multifamily or commercial acquisition, so that you don't run into a cash crunch. 2) Start working with commercial lenders now to work on preparing your loan application & personal financial package. 3) Also, I would start looking for possible acquisitions now & secure them with an option to potentially reduce the stress of your 1031 exchange. 45 days goes by really fast. 4) If it's not too late , perhaps you can structure the sale of your current property to optimize tax liability ( I remember reading your post about combining a section 121 exclusion with 1031) and create more flexibility of time as well.5) Through the years I have interviewed several veteran multi-millionaire investors who are extremely successful & knowledgeable.

The only potential solution to keep your optimal leverage ratio as your portfolio gets very large is to upgrade into commercial property.

So basically you're deciding between no return and a less than optimal return?

@Adrian S.From my research, I have found that using a top-level domain may be better for marketing your brand as well as for search engine optimization. 

[off topic background]As a programmer, we sometime 'optimize' systems by the on-demand requirements.that means, do nothing UNTIL it is required[returning to the topic]In REI, where vacancies are low and long intervals between, we can 'cheat' ourselves by fixed allocations for these items, year on year and could have easily banked these values.Yes, funds will have accrued to cover 99% of the issues, but a fixed Reserves account will easily cover current needs.EVERY investor needs to evaluate the question and develop an approach to the move-out problem.

Do you think voicemail is the optimal solution to a missed call?

There is little doubt in my mind the optimism of that time had a tremendous under-acknowledged effect on people coming of age then (myself included) and it would stand to reason that the same is true for those watching the market collapse around them while coming of age more recently.

Its not optimal, because you're never going to recognize massive appreciation, but I'm not brave enough to deploy funds to buy an 8 unit building in [insert city here] when I literally know nothing about that city's neighborhoods.With all of that said, Luzerne County has some really solid pockets where there is a good renter base and enough middle class jobs to keep housing prices growing very, VERY slowly.