If the properties you have are "productive" in that they are rented and can sustain themselves, I would think you wouldn't have difficulty doing a refinance.

Like the apartment owner surveys that show expenses are 50% of gross revenue you will find that appreciation is sustainable but not easy to predict with precision.Bottom line Mike.We agree completely on the value of positive cash flow (after real expenses like you factor in).We disagree when it sounds like you think there is only one model.

You will still gain appreciation in Streamwood and if you price the rental amount of the home within what the area can sustain and spend a few extra bucks to make the home aesthetically appealing and have the most up to date fixtures and finishes, you will rent with better cash flow than Schaumburg and with the same market times.  

Biggest interest is sustainable homes and energy saving so Im hoping to get into building some homes from recycled containers and also investigating subterranean homes as this will deal with my hillside lots.Hope to hear from people with similar interests.

How will this growth sustain without income growth?

Should any tenets, their guest or anyone on the property to sustain any injuries and the property is owned in the investors name only, their personal assets are at risk.Tax Benefits – From a tax perspective, any LLC formed with two or more members is classified as a “Pass-Through Company”.

Here's my numbers...On a $330K purchase, you'll need $378K to buy the house and sustain the rehab time.$378K earning 7% interest will yield about $2,200 monthly.

Rent becomes income when received - - it's that easy.The fun comes in when we consider IRS+State taxation vs how a Bank may see it.Follow this:1) each month you issued invoices and receive payments2) you also record Billings and Payment.Now run the Pnl To Date or PnL This Month and you will see:Gross incomeTotal ExpensesNet ProfitsThe rents collected are in your Gross, the expenses all show up on the Sch EThe PnL shows NOTHING for Reserves/CapExp nor Vacancies because they are neither Income Nor Expenses and thus none show up on the Sch E.The items: Reserves, CapExp, Vacancies are used ONLY for prudent cost accounting and management to 'help' you manage a self-sustaining property.

They are interested in having just enough cash flow to sustain their business, while focusing primarily on total returns.

The reason Lawrenceville was able to come back is because it is self-sustaining with business and transportation.