I own a two long term rental in the Pacific Northwest and one in the Midwest.

Just click through the active listings and see how long they have been on the market, if they are mostly longer than yours, at least yours hasn't gone blow average yet.

I have noticed, the more business I bring a lender, the more flexibility in guidelines, rate, and terms I get which results in better deals for my clients. 

Save a few properties and watch them on the rental market if you are looking to do LTRs.or If you are looking to do STR find local listings and watch those listings and check the booking availability week to see how they perform and how far out they get booked and the nightly cost.

RobinHave the neighbors been treating the property this way for a long time?

I do have liability umbrella insurance, but I want to set up a better business structure for long term growth the correct way.

Things will get “complicated” if you try to buy more than 3 replacement properties.I don’t see a problem with her renting you a space in her commercial building as long as she charges you “fair market rent”  (then she could leave the property to you at her passing.)

Usually the depreciation is enough to shelter your income so that you pay little to no tax, at least on a new long term rental. 

Hi Sam, you may consider a fixed rate HELOAN as opposed to a variable rate HELOC if the funds are going to be for long term use, such as a down payment on a new property.

The other advantage the California investors have is that their equity goes a long way in another area.