This wont be our last site in this town.

(We've been 95% occupied for our units for the last several years.)

Finally I'd pay a professional tub reglazer 200-250 to reglaze the tub white and maybe have him also reglaze the entire surround while he is at it to cover up the cracks and imperfections. most reglazing jobs by guys who know what they are doing last 3-5 years.

To achieve this, you need passive income that meets three requirements:Rents outpace inflation: If rents do not outpace inflation, no matter how many properties you own, you cannot achieve financial freedom because inflation is continuously eroding purchasing power.Income persistence: Financial freedom requires that your income lasts throughout your life.Income reliability: The rental income must continue, even in bad economic times.

the 5% is minimum and that changed this last November . 

Let me know what I can do to assist you in DFW area.Waxahachie is a bit out of my wheelhouse, but was there this last week.What do you need done?

My husband and I started our journey last year with a house hack and 2 long-term rentals (after an exhaustive review of all options), there’s a lot to consider and ultimately need to ladder up to your short and long term goals, as well as your lifestyle (esp with kiddos). 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

At least here in Denver and Colorado Springs, where annual appreciation over the last 40 years has averaged 4-6% even with some major housing recessions, appreciation is where you make your most money.

(ha)  :) Taxes for STRs in the Gatlinburg area have doubled and tripled over the last 2 years.