We have increased our monthly rent to price ratio from your ~0.75% to 1.1% but the leverage ate up all the extra cash flow (even if the total return is likely higher).You could be a cash buyer and go from your one property to 20 and cash flow 20000/mo but you are still having to buy and manage 20 properties.You can do better on the total cash flow in other markets or rougher neighborhoods, but the story is similar: you are getting an extra ~25-35% in income for 20x the hassle.

Think about all the extra time trouble and cost it takes to turn an ordinary house into a vacation rental...just my two cents though...

HELOC: The Best Tool for Smart InvestorsWhy It Works:Pay interest only when you use it.Got extra cash?

Because the extra family members weren't on the original eviction, I had to wait another 3 months to get them out. 6 months altogether. 

Personally, I’d review MLS data, Zillow, and consult with a realtor to determine an accurate ARV.

Now, if you were NOT a "real estate professional" you would only be able to:grab the rental income ($100k) and subtract that from the rental expenses/depreciation ($117k), now that extra $17k loss can only be used to offset future rental income, not the W-2 income and dividends and interest income. 

Give them a little extra motivation to maximize property income and keep things running smooth like butter.

Also get rid of the cat or you'll be charged an additional $xxx fee and an extra $xx/month.

I've talked with some other investors who had bad experiences with other agents and reading some of the stories here makes it even clearer the right team is paramount.If you decide to look at West Michigan feel free to reach out and I'll give you any data you need.  

I actually am an attorney, and still send mine for extra vetting.