I guess the reducer on top of the top tread is okay then but the current installers did not put one so when I replace I have to be sure they do. 

It's got curb appeal, and you may be able to reduce your mortgage payments by renting out the rooms you don't occupy, but it's not great from an investment perspective.

Or you can opt to reduce coverage in order to save some money, but that in turn increases your risk.

If it'll reduce vacancy or allow rent increases in the amount $50/Unit, that's $150/Month and it'll repay itself  before the 1st year.  

I'll work extra hours if it means eliminating, or at least drastically reducing, childcare costs. 

That will give you positive cash flow and a reserve that could be easily needed when doing REI/ or be the money to furnish the house, deciding to live there.The difference in putting 25% or 3.5% would help you to accelerate the rebuilt of reserve, and more important will reduce leverage.

It’s so hard to back track and reduce your expenses later on.

I’ve done a little additional research and learned that FHA has a program to reduce the principal owed on a mortgage.

A little visit to Willie will cure any sorta anxiety though : ) A really great resource to see long term trends besides the US Census department is the texas a&m real estate center or even a visit to the austin chamber of commerce.

I could use the money to reduce the principal of the house significantly Or maybe get another rental closer in Sacramento.On the other hand, the thought of keeping the condo (Because it's in the Bay Area!)