You want to find a way to reduce the possibility of turnover because that can cost you money that will typically take a while to recoup.

An open house on a vacant property that has been "open" 24 hours a day since it's been listed is a ridiculous waste of time and energy.

Try to get the city to reduce the taxes.

My tenant needed to move in this weekend, Monday is March 1st and she needs to take out all her stuff from the place she is currently renting on Sunday.She says she switched the electrical ( Duke Energy) for Monday but I have no proof.

Next is to determine if you can increase the NOI through enhancement in the property, reducing expenses and raising rents which will ultimately increase the value of the property.

.- Its also my understanding, when working with the right lender and appraiser they can include the income of the property for the refi appraisal. boosting what you may be able to pull out on a cash out refi-  I am familiar with STR property management companies that will guarantee to increase your net while earning their split. helping reduce your personal labor.-  Another option you haven't mention...

My ultimate plan is to sell my lot to a developer who will likely construct a multi-unit- the lot is approximately 10k square feet and zoned for multi-units.The benefit is that they are paying the cost to build a new wall between the two properties, as there is no wall there currently.However, my concerns are (1) will this affect the future value of my lot- as the v-ditch encroaches onto my property approximately 12 inches, effectively reducing the useable square-footage of the property?

If the opportunity should present itself that a SFH pops up that I could house hack to reduce or eliminate my living expenses and save for another property, I've been considering doing that.

The utilities and so forth that you paid reduce your rental income but aren't part of the basis of the property. ie, they don't impact the sale price profit of the property.You probably should find a CPA that can help you sort all this out as it seems like you may need to file some amended returns to cover the period since you bought the property.

With RE investing you have multiple facets of gains (cash flow, depreciation/expenses (reduces tax bills), as well as long term appreciation.