I assume these areas have strict zoning, permitting, and design codes, along with requiring state licensed contractors to perform electrical, plumbing, and HVAC which would increase costs.

Be sure to create a clear scope of work with your contractor and agree on strict timelines to you don't pay more in holding costs. 

@Tony Kim I think you`re just looking at the allocation of money strictly from a Return on  "investement" (being a poor investment), where as the point of a Life Insurance/Living Benifits policy. what your Paying for is in case the individual becomes incapacitated/ has an Illness or Dies, there is a large sum of money that the family receives (and would not otherwise have) to help pay for expenses associated with the unfortunate event, and being able to carry on with life with less of a financial burden compounded with the emotional burden . being able to have retirement money liquid is icing on the cake. 

I will be strict in enforcing March's payment.

We prefered to be strict in the beginning then relax as they got older. 

If it were strictly for investment we would probably not be investing down there.

.: •Curbio develops a strong reputation for quality and efficiency•Homeowners are attracted to Curbio’s ability to get things done efficiently, reliably and cost-effectively (no nightmare renos that go on forever)•Curbio continues to enlist realtors as strategic sales partners, by devising a referral commission program for them, to mitigate channel conflict•Curbio maintains sufficient decision-making control (e.g. project types; material & appliance options)•Homeowners are given sufficient preference choices within strict guidelines (e.g. color palettes; good-better-best options materials)But I suspect one of these two growth scenarios for Curbio might happen beforehand:•Expand current offerings to owners of rental properties•License technical infrastructure and processes to qualified contractors

Over the last several months, the tenant has been letting the dog poop all over the yard and routinely doesn't clean it up.

Not all investors share the same goal.If it's strictly positive cash flow, you're going to have a tough time meeting that goal while living in one of the units these days in Belmont Shore.Under the current economic decisions, if you're going to live in one of the units, a more realistic goal might be to subsidize your mortgage with the other two incomes to bring your mortgage payment down, build equity, ride the market appreciation, force some appreciation of your own, refinance when rates are in your favor to crush the mortgage payment down, and keep positive cash flow for a long-term goal.Belmont Shore is a nice area where homes hold their value well and enjoy good appreciation as well as strong rents and in general, the type of renters landlords are looking for.Belmont Shore is also a good area for short-term rentals and you may want to consider renting one unit as an LTR and the other as an STR.Ultimately, your situation is going to dictate whether this triplex is a good investment for you and your husband but as a Long Beach resident, I know that Belmont Shore is an area that people aspire to buy a home in.

I’ve been doing strictly buy and holds.