I can deduct the mortgage interest & my tenants help pay down my mortgage so I don't have to pay taxes each year on that principal reduction.

One of the reasons I don't rent my units with built-in AC to Section 8 is that there is a reduction in net to landlord for electricity needed to operate the AC, whereas tenants paying for the whole thing will pay more for that same unit with built-in AC.

You can set up an entity that domicile so there and it gives you all the legal tax exemptions and tax reductions allowable by the US Congress incentives.It is for business people netting $150k plusHere is the formula:business people and investors who net $160k in income usually pay around 39% in tax (Fed and state tax based on the graduated tax structure in the US) meaning they net $98k...

I've been doing some research and it seems the typical process is they will counter with a reduction in asking by $1k and $2k.

Regardless, lending guidelines have only gotten easier the past couple years, and again, for anyone with income, down payment, good credit and low DTI (the same requirements that have always been in place), I'm not seeing any reduction in qualification for loans.Perhaps you can be more specific about who and why loans aren't being approved?

I don't agree that you can instantly or even quickly go from under $600 to over $700 per door in rents, likely not feasible, but if you can get them up to $2600, lower some expenses, and self manage without too much effort, you can break even or have a slight gain monthly, acquire a needed tax deduction (providing additional cash flow), acquire equity through principle reduction, and acquire appreciation from the surrounding improvements going on. if you need is not strictly cash flow, then this could be a decent play for you (of course, there could be much better deals with upside AND cash flow, but I don't know your area or how hard you have looked).

VA to VA refinances assuming you have 6 months of payments since your last loan only has a .50% VA funding fee, its reduced for VA IRRRL's (interest rate reduction refi loan's).If they were to explain correctly all thats involved it would probably be a smoother process but price based lenders like to reel you in first then throw the kitchen sink at you later.The 2.15% is first Use VA funding fee, VA IRRRL's is .50% for refi's, second use VA is 3.3% and can be less if you put some money down.You can bring down the VAFF (VA funding fee) with additional down payment.at 5% down its 1.5% VA FF instead of 3.3% on second use or 2.15% on first useat 10% down its 1.25% VA FF instead of 3.3% on second use or 2.15% on first useLet me know if you have any questions about VA

My best reduction was 78% as many properties have not been appealed in years.You would need to hire someone being out of state and it can take over a year.  

So, can you share some successful expense reduction practices that you've used or know about, that would result in energy and water efficiency, federal state or local tax credits and incentives, equipment upgrades and/or retrofits?

Right now we are seeing more price reductions and more properties sit for longer amounts of time.