Objective: I am really interested increasing my rental property portfolio reaching certain amount of cash flow.

Am I improperly estimating the expense and income increases that's affecting profitability?

In most part of US the last 6 years in every neighborhood home values increases 8-15% a year.

In my case, I want to keep properties in different parts of the country and have a good property management company to take care each of them (so less headache and more time to focus on increasing your RE Assets).

Also increasing coverage a lot does not cost much as the insurance company knows that suits above $1m are rare.  

They built community centers, and increased the police force by nearly 35%. 

@Phil Baker do yo think oil is poised for a large increase?

@Patrick MartoneIf you refi out of your HELOC, your line of credit will be closed and you will no longer have access to it.If you have a bunch of equity in the subject property, you could ask the bank to increase the line OR or you could get a new first and at the same time pay down and subordinate the HELOC.

There are places like Indianapolis and Milwaukee with $50k duplexes that rent for $600/side.If your property isn't losing money and you want to keep it, I'd try to find a way to increase your rent (renovations, etc) or cut your costs (change insurance, refi, etc).As far as amortization, my feeling is that you either want no loan, a very short loan (so you will own it free and clear soon), or a very long loan (so you can cash-flow better).

The Porsche increases in value and rents every year and eventually the rental cash flow is a high ratio to purchase price.