For lower-income individuals, the rate may be 0% on some or all of the net capital gain.

or all 20% with a separate with a home equity loan? 

Most valuable lessons learned here since I've joined:-zero tolerance for late rent- getting in to properties for regular inspection (recently found 3 inadequate and/or clogged AC filters-Getting all of our properties up to fair market value-I am looking to embrace a regular HVAC maintainance contractor (between all of our rentals and personal properties we have 13 HVACs so this will represent a large yearly expense (yes I know it prevents potential major repairs later but I have engineering experience and have watched these guys come out to "maintain" the units and rarely do they clean any inside and never outside coils) and it seems like they essentially check the freon charge and change filters.

Doing this, you could then arrange to have your agent rebate some or all of the 3% commission they are going to make when the deal on one of your $25,000 properties finally goes through.If you would be willing to pay the agent for her work in this way, you would have the basis of a wonderful relationship.

If you want to raise the roof in part or all of an area, see if the rafters are stick built or trusses. 

It becomes an oral agreement and may invalidate the authority of the lease if you end up in court.

If that's the case, though, it could be that properties will be purchasable at prices yielding healthy cash-flow.You also raise some interesting uses for the MLS and other online listing platforms alongside the more hands-on methods of locating deals, and I anticipate trying some or all of them over the next few years.

Also, this seems to be a great strategy to add any or all children (even very young ones) to your deed as owners or co-purchase the residence with them if you live in high appreciation areas, because you can exclude 250k per individual when you sell (without a limit).

Do you focus your efforts near Columbus or all over the south?

I maxed out dti so I didn't bother with HELOC.But if I had choice I'd do cash out again simply because it's your cash and can't get called due like a HELOC could in theory.Also for delayed buy house cash you'd have to talk to lender about llc but I'm sure it can be done (I don't have a LLC).It's basically allows you to bypass seasoning so if you bought well and forced appreciation you could in theory get most or all your $ back.