I have spray painted ugly metal windows or sliding doors with a quality white paint.

Some would argue here in the DC metro area that 30 miles would be an unreasonable commuting distance, but I've yet to find an underwriter that would accept an FHA loan for a primary residence in Reston, VA and subsequently another primary residence a year later in Waldorf, MD (a distance of only 49 miles that could take as long as 4 hours at either rush hour); in short, it doesn't happen. 

In Jax, we’re at 61% rental rate, and as the economy has grown, more are going to slide back into rentals.

Oh we also removed all of the wIndow screens and the screened slIdIng door (the lanai is screened in) for less maintenance and because one was already damaged.

I was absolutely terrified of losing investors money in my first syndication, as well as all subsequent deals, and as long as I get the impression a sponsor feels the same, I'm great with investing in their deal as long as everything else meets my criteria.  

The other realistic option to consider is the fact that other than being grossly negligent as a property owner and landlord, is it really necessary to have this and any subsequent properties in an LLC?

This situation could be a bit of a game changer for folks wanting to exit 1031 land with more tax free dollars.If an entity owns property and 1031s and subsequently dissolves and distributes the property to the members do those members inherit the requirements of a conversion under 1031. 

I’m looking for some strategic advice but I don’t know anyone locally that thinks like the people on this board.I have four houses, three rentals plus primary. 3/2 1050sq’ owe $75k worth $240k rent is $1025 improved rent would be $1200 3/2.5 1090sq’ owe $80k worth $270k rent is $1025 improved rent would be $1450 3/2.5 2400sq’ owe $190k worth $455k rent is $1950 5/3 3500sq’ owe $160 worth $550k primaryI live in the west and values are sliding so numbers are guesses but I tend to be conservative.If I had to guess our 'real skin' in all this is probably about $25k.

Also, in subsequent mortgages, it looks better, if you have lower payments, because a bank will only count 75% of your incoming rent, so it it looks as if you have negative cashflow, you might not get a loan. 

These two will both be partially managed by, and subsequently left to, one of my sons someday.