But David, you bring up a good point about the appreciation spike occurring and while I am focusing on cash flow, appreciation is a very important thing especially if it can plummet in a short amount of time.

A brokerage like eXp is great for part-timers, BUT many agents feel lost because we don't have offices and a lot occurs online.

The New Zealand government did a study and found that there is basically no harmful effects from any residue left behind after use:  https://www.stuff.co.nz/national/politics/104287037/rental-meth-panic-over 

Those affected by the COVID-19 pandemic can now apply for financial assistance from Escambia County.The City of Pensacola and Escambia County are participating in the Coronavirus Relief Funds made available by Florida Housing Finance Corporation.The county says approximately $813,451 will me made available Tuesday Sept. 1 to help eligible applicants with rent, mortgage and/or utility assistance.The expenses must occur between March 1 through December 30.

You might want to have 6 months, or $36K, in reserves to cover any unpaid rent that might occur.

Because of the more labor intensive people pushing paper process that is required for an IRA to document the more individual types of transactions that occur in alternative assets, the fees are higher than in a conventional stock brokerage IRA.So, a few things to unwind. 

Originally we though we'd live in the condo 2 years and then the multifamily 2 years, but it'd be nice if the primary residence designation is easily changeable....if the multifamily does not close, then we would have the condo as our primary residence. not sure if that important of an issue...4) The contract that has disclosures about lead and radon...we live in New Jersey, so for renting we sign disclosures about lead, since all the houses here are old and anything prior to 70's will have lead, so in the contract when they have radon....lead....naturally occurring substances in New Jersey, is this standard in the contract? 

Keep in mind that your expenses will occur year-round (whether your house is rented or not), so try to invest where you can earn lots of year-round income to offset those expenses (which is typically the southern US, which you’re already doing). 

If that is occurring, the unit itself is doing what it is supposed to do.If there is a problem, the technician can recommend a fix and an estimated cost.

Great work Ty, there's no harm in asking.