I use tags to tie each transaction to a particular property.   

My big question is after sistering it, is the new joist as strong or stronger then the intact ones?

I am the main W2 provider of the house, and after 100k being tied up in these deals, we would be tapping in to our 6/mo emergency fund to start paying bills, until we can build our bank roll again from my W2 job.A) If i did do the BRRRR duplex, should i cash out refi or keep the money in and own it outright with higher COC return if I can afford it?

I will also say that if you feel the new assessed value is actually (really, truly) above market value, as of the date of assessment (usually 12/31/lastyear), there is a process in place to challenge the assessed value, which you can ask about in the tax assessor's office.Usually it just boils down to providing your own comparable sales, which you can have a real estate agent or broker do for you, but if you had a recent appraisal (from a recent refinance, for example) it would be an even stronger case.

For creating future value, pick a market that is stronger.  

@Jon AdamowichSo instead of tieing yourself to the 15 year mortgage why not get a 30 year mortage and pay it off in 15 years.

A larger local company should have ties to the community which means they are invested in the area.

To look at the time of ALL of your rentals combined you need to make an election- and if you have prior losses tied up in the companies those would become tied up in the overall activity (IE if you sold ONE property from the grouping it's prior losses wouldn't be able to be deducted, where as normally they can be)Also the IRS is big on the log being regular and on going- meining you can't make it up after the fact. 

(You could probably also ask the current owner to contact the property management company and have him cut ties for you.)By and large, if you have any documentation that changes anything in regard to the tenants, they have to sign those documents.

Or could involve new foundations, pinning, ties, etc etc etc.