hard money is expensive - you'll probably pay 3-4 points for that loan. 

It's also likely to be more expensive than what you have now but that's all relative.

I have heard about a QT but I heard it could get expensive so I’ll look into that since it might be my only option thank you for your response 

average tenant length of stay is 7-8 years.  

The chart details year over year  seasonality of new listings. There will always be listings for death, divorce and health issues. What is missing, the last couple years, from the listing market are the "want to sell"...

Keep in mind I have 20% held in reserves and expenses for Mgmt/repairs/cap ex.COC: 6.7%.            

When i purchased i thought this home was expensive, but watching the area blow up around me was absolutely worth the wait.

Less expenses: Stop going out to eat so much, trade your car for a cheaper one, sell the $5000 golf clubs for $1000 ones, 1 vacation a year instead of 2 or 3 a year because "I deserve it", cut the grass yourself.I am being a little silly, but seriously get on a budget and see what you need to do to cut expenses or where you can work a little harder.

Maybe the "classification" isn't the important piece - but can I write off expenses if I occupy a property more than 14 days?

On average, 80 people move into Columbus weekly.