I'm sure the tenant wants the basement renovated... and the kitchen... and the upstairs bathroom.... newer windows will help with energy costs.... the technology in furnaces is improving and it could make a big difference to replace with new.... on and on.

. :) The others were smart enough to know it is coming, and also are the most willing.

Smart landlords give rent increases ever year to keep their properties at market and tenants expect rent increases every year. 

Buy another smart property.

The trick I tell BRRRR people (the ones smart enough to loop me in on the process early) is to visit open houses, and get disclosure packages from listing agents, 3 months or so before the refi (or in your case "drop PMI") appraisal.

Find someone you can relate to who is smart and has your same interest and goals.

Beware though, the school boards are getting smart and if they see a mortgage for an amount higher than the tax value, they can file a complaint and subpeona you and the lender for sales information and any appraisals that were done in connection with the sale or financing.

I would like to invest smart but without risk there is no reward.

I think $30K monthly can totally be done, just be smart about the growth. =)Daniel 

I am smart enough to know there is so much I don't know about real estate and investing, obviously you learn as you go but I have six months to learn through formal education before diving in, so I'm wondering about classes you've taken.