(We'll see the success rates later, but feet in the right direction is a good thing)!

If you live in Sandy and have a duplex in Midvale its easier than having 2 single family houses in different locations say Cottonwood Heights and West Jordan.The final part I would bring up is Multifamily units will be easier to be used for portfolio loans in the later games because it meets the physical definition of packaged real estate.

He called me a year later wanting to rent again, I told him no. 

So when I was back in New York a few weeks later, I decided to go check out the house in person.After looking at the house, I decided that based on my situation, this would have been a very good property to just sell to another investor (wholesale)I immediately knew I was in trouble once I started to market the property out to other investors because I had the it listed way too high and no offers right away.After a few days, I finally found an investor to buy the property and we agreed on a specific price.

Was told we "passed" the lender's test:  730 Credit scores,  plenty of $ for DP and reserves, years fo experience as RE Broker and PM, plus 2 rental properties and hx of BRRR.  2 weeks later, " the lender feels you do not have enough recent flip experience" and terms are up t 20% DP plus 4, not 2, points. 

When you can still pick up a house for well under $300,000 in Port Alberni or Prince George, common sense tells me that that is still sustainable.You are absolutely right @Shaidah K. when you noticed that houses sold at the start of the years sold above the assessment and houses later in the year sold for less.

Four decades later Those trees caused all kinds of grief in the city as they grew .

So if you will extend your living home area and 5yrs later either you will be in huge home without them or you will need to downsize :)

Additionally, I'd increase your Vacancy to 8% so that you are saving up aproximately one month of rent per year (1/12 = 8.333%) and I'd defintily increase your CapX to 10% as CapX is for major repairs and since this property was built in 1984 I'm assuming it will have some maintenance needs sooner rather than later.

If you can find private lenders who have some money and will lend it for around 7-10% interest with no points, that makes sense to use up front (and then later refinance with a bank).