This is heavily vegetated hillside and the slope is about 50% (28 degrees).

I'm working on a project for my master's degree in applied math; in particular, it involves being able to consider multiple factors at once to rank potential investments for which one yields the most efficient return on investment.The method analyzes inputs and outputs for which property most efficiently maximizes outputs, given its particular inputs.Inputs I'm using right now: Down Payment Amount, Rehab Costs, and Mortgage Amount.Outputs I'm using right now: Monthly Cash Flow, Cash-on-Cash Return, Cap Rate, and Initial Equity.For inputs, I figured down payment is a given, and I decided to keep rehab costs as its own category (rather than lumping it in with down payment as a total initial cash investment) because a higher rehab cost will usually have more time and effort that go along with it.

I see the renter leave and just abandon the dog.. i have seen them stake the dog in the back yards with no water in 100 degree heat no shelter.. its animal cruelty that these owners for whatever reason seem to have to no regard for common decency and Ptts tend to be the dog of choice for them. 

@Lucas Carl It's going to be 14 degrees and snowing tomorrow!

You WILL also have turnovers (i.e. vacancies) that require some degree of investment (re-paint, carpet,fire alarms, light bulbs, etc, etc) and while the vacancies may be short, its not easy to turn over a unit with ZERO downtime.Regarding your planned refi, I assume your 3.75% 30-year is based on an owner occupied mortgage? 

The entry cost can be as low as 3% which is cheaper than any college degree and you get a place to live while others help you pay the mortgage.

I have a Master's Degree in Business Analytics with an Emphasis in Operations Management, and my undergrad is in Business Administration with a minor in Computer Information Systems.

I say get a degree that makes you happy.

My electric bill is down currently from when I first bought it but thats winter vs 90 degree A/C weather.2.

I also play on my college’s collegiate basketball team.As part of my degree I have to complete three semester long internships which consist of me working 40 hour work weeks instead of taking classes.