One emphatically said that if I collected depreciation on my rental property but then converted it to personal use, my decision to "convert" it to a rental again meant I'd have to start with a new depreciation schedule.

These are the only ones I can think of...1) Seller financing - Offer to put down a small amount and pay principle + interest off over time.2) Offer to list the house on the MLS - If you're an agent or broker you can offer to try and sell the house for them, or refer an agent you know and collect a referral fee.There has to be more, let me hear them!

It would include all opex, such as management tax insurance utilities as well as vacancy, concessions, collection loss.

If you want to try working with a PM again, we do have an option for owners to take care of maintenance, but we still list/screen/lease the property, man the phones 24/7, collect the rent, handle the accounting, do routine inspections of the property, etc.

The actual cold hard data speaks the loudest  Click Here to see post If you are looking for cash flow - This is why I moved to Memphis a year ago. 

If you've had a good experience with them, I'd also like to hear about it as I am still collecting all the documents they want before proceeding to the underwriters (which has been way more time intensive than my last condo purchase - which that particular mortgage company did most of the heavy lifting for me but man were they expensive!).

I've seen too many deals that look great in the pro-formas but when you dig into the actual performance and real comparable data you can see you would be overpaying.

Aside from a few small fixes that have arised, I just sit back and collect a very fair 14% cash on cash yearly not to mention the tax advantages. there's no way I could get that kind of return here in California unless you are a multi millionaire already the deals just don't make sense for "income properties" currently looking for my second investment in the Atlanta, GA area.

So if you only collect $5000 in rent and you remodel the unit or making significant repairs, you will be limited to that $5000 and your net income will be zero. 

We collect the oil from lube shops, auto repair shops, etc. we bring it back and store it in our tanks.