I visit Portland fairly regularly.

I was Googling to see about FNMA delayed financing on primary properties in Texas (Texas has stringent primary property equity loan guidelines) and saw this post on investment properties.FWIW - we provide FNMA delayed financing for investment properties regularly, and what you are leaving on the table in terms of lost leverage as it is being discussed here seems to be incorrect.  

What about things like mowing the grass, keeping the common areas cleaned, utilities to common areas, water/sewer/garbage for the building, snow removal (ND after all)?

I have used a lot of carpet cleaning companies in the past.

I need to finally pull the trigger on this.My pertinent info:-I own 3 rental SFR properties, all free and clear :D worth approximately $450k-I live in a 4th property which is mortgaged-I live in California :/-I also have a regular jobPrimary goal: asset protectionSecondary goal: increase tax advantages above and beyond my current sole proprietor statusAs a side note, I would also like to hear your thoughts on LLC'ing in wyoming/nevada/wherever else you can think of and how that model would or would not work in California as a foreign corp seeing as how "strict", for the lack of a better word, it is here in California.My entity/entities of choice would protect me from inside liability as well as outside liability.

Second, my rehab is generally painting and cleaning.

I own several rentals and don't have an LLC, DBA, license, or office and I have a regular full time Job that doesn't involve RE.

Many BP regulars don't like to have mortgage pymts be more than 50% of their gross rental income.To be conservative with a conventional lender don't exceed 36% of your gross income for all debt payments.Not sure if you are trying to stretch yourself or be safe.Safe is 50% of your gross rental income for income and no more than 36% of all your gross combined income for all installments.

For the record zoning in Hawaii (the island of) is still insane but it does allow for vacation rentals and regular tenants.

i provide very good/updated/clean homes and i have a hard time finding anyone that will stick around for more than 1 yr. i feel like i have to reduce rent to entice them to stay longer. i dont get it.