So far we've gotten right around the 2% rule on about everything we have purchased.

Oh boy, you haven't had a professional scammer/tenant. these people know the rules and can live rent free for a long time. 

Eminent domain is the basis for condemnation proceedings.encroachmentAn improvement that intrudes illegally on another's property.encumbranceAnything that affects or limits the fee simple title to a property, such as mortgages, leases, easements, or restrictions.Equal Credit Opportunity Act (ECOA)A federal law that requires lenders and other creditors to make credit equally available without discrimination based on race, color, religion, national origin, age, sex, marital status, or receipt of income from public assistance programs.equityA homeowner's financial interest in a property.

Donations have strict rules.

Also you should run through multiple models to see which one will be beneficial for investors and will help you make a name for yourself with your first private money raise.At the end of the day, make sure you discuss with the your attorney and follow the rules set forth for the money raise. 

I don’t see me losing money by just doing cosmetic improvements but it’s not going to be lucrative either.

My question is after I refinance the house my mortgage will go up and I will have less cash flow to manage the property and I will likely not meet the 1% rule whereby I’m renting the property for 1% of the purchase price or refinance price.

FYI: Now that the LO comp rule is in effect it's illegal for a lender to get paid more or less depending on your specific interest rate, so there's no reason not to get you the best rate out there among alt-doc loan programs, if that makes sense, meaning you're not exposing yourself to predatory behavior by being upfront about not being rate sensitive, like you would have been had you said that in 2006.

I liked the landlord friendly laws, I liked the net inward migration, I liked the multiple industries and I liked that it was easy to get something near the 1% rule.

Does any one have any advise on boot camp style training seminars to help me understand how to acquire, Improve, and hold these types of Investments