There is the positive cash flow while having a tax loss benefit too consider with this method, but if you 'buy and hold forever' (somewhat our plan also) there comes a point where with rising rents and declining interest payments when that tax loss benefit goes away.

I think when doing rentals in a retirement account the only way to go for me personally is to go the 'checkbook control' method.

When it's time to renew their lease, ask them what small upgrade you could make to their home to increase their quality of living.

  $1500 is more in line with the type of quality services one requires for such a program.

Anyone in the Bay Area/Pinellas have some quality, investor friendly General Contractors in their Rolodex?

-Vacancy for a 9 unit with good managment and quality tenants, you could probably run 5%.

There are several of us here on BiggerPockets who provide this service, select couple people who provide quality service (do your research), check references and speak about your particular situation.

I like my quality of life today and do not want to change that just for an investment I do not care what the return is.  

Many of us who live in expensive markets are constantly trying to allocate capital in RE, but struggle to find cash flowing deals.You might even have the income to pay off a good chunk of a mortgage, but you won't want to refi with raising interest rates, so does it make sense to purchase new investment properties with a "portfolio" of methods?

I think I get your point, which is more about trying to get quality new builds early rather than chase the bottom of the barrel in low quality SFHs.