We are asking the current tenants to leave as the property is not in optimal condition we like to have our rentals and we would like to fix it up to increase value and rents.

If so, you will need to apply for a change of number of bedrooms on the standard CHA rent increase form.

Everytime a new victim comes forward it increases the chances and shortens the timeline for something being done. (800) CALL-FBI and (800) SEC-0330. 

Investing in the right neighborhoods can increase your odds of success.Also if you look at the appreciation rate in Cleveland and Dayton over the past 10 years its actually quite similar to the cities of Columbus.But I do see your point of being careful in "declining population cities".

The fix-up and increased value will not matter to the IRS as long as you sell within a reasonable time frame of the house passing into the estate.

After that's under control, focus on increasing income through additional work at your current job, taking on a side hustle, or finding ways to increase income on your existing rental.At the same time, educate yourself.

The land has slightly increased in value (by like maybe 3-4% over 3 or so years) but the value of the structure I'm pretty sure has gone nowhere. 

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Don't forget to ask when the last time everyone's rent was increased - with section 8 you can only do that once/year. 

And while I agree that debt is often the cheapest form of capital, if you are looking at a project that involves some form of value-add business plan, you can always refi either when rates come down or you have increased the yield on the asset to exceed your interest rate.But like Stuart noted, for many groups, even the most seasoned syndicators, raising call cash for their deals is effectively impossible.