Quote from @Jonathan Chan: What kind of rates are you getting on gap?

Most places require 40k in reserves to get a 200,000 HML so it would definitely take a while to save that kind of money up.

Thanks for your kind words and thoughtful insights.

I would get back to local real estate investor meetups so you can connect with locals to the area and kind of get back in the game slowly that way.

Appreciation kind of lags compared to other places further east in northern Alabama.

@Jason Wray Thank you very much for this response ..I’ve never sold one of my rentals before feels like I’m cutting off a leg and paying close to 100k for cap gains is really starting to eat at me 😵‍💫Any chance you would be so kind as to send me a link to something in the ballpark of what you’re suggesting this way I can get an idea of area and what this type of property could look like!

This money gets added onto the back of the loan kind of like a VA funding fee does. 

Not sure of very many places you can get that kind of return on a $1,000 investment.So, let's see...initial output of $1,000 ROI of $11,000...isn't that 1,000%?!

If you want to violate them thats your call. but since your asking sounds like you want to follow the laws which I support and would recommend.

I support (and use) a utility-cost cap amendment in our leases to ward off those who might want to mine cryptocurrency or operate an indoor greenhouse, but the vast majority of MTR have utilities included and the vast majority of travelers expect that they are.