If you hit just "spots" on a wall you can always tell the difference when it dries. 

You can’t charge in excess of that.3.

I'm not going to use the terminology properly but I imagine some form of the section 121 gain exclusion on the sale of a primary residence would apply to descendants if the inheritance exclusion goes away.The Biden plan only increases capital gains on taxpayers with income in excess of $1 million. 

I don't pay down low rate and hassle loans like my primary or FM rent houses, but I've been ok payimg off others especially since I don't bother hunting much anymore and have dry powder. 

If you are conservative in all your numbers and others aren't you won't get anywhere.  1.5 months per year in SoCal is super excessive in terms of vacancy rate, make sure your insurance, property management, and maintenance costs aren't conservative either, SoCal insurance is cheap relative to other parts of the country, and you can find good inexpensive management here as well.

I’ve stayed local so far, I live in an area with about 15,000 people in a 30 mile radius but if my lead on another multi dries up I may move to another market.

Dry basement, newer roof.

Would have been a big mess, cabinet was dry.

@Samuel J Claeson there is a way its just not as cut and dry, and will exclude more buyers from the program.

Our business model moving forward includes running assets through two funds, a non performing fund with preferred return and excess distributions and a performing fund with a preferred return.