But, buy, but ,but but....each to their own.You can not increase cash flow with cash.

Refinance at the start of Year 2; $185k ARV * .7 = $129,500 - $50k balloon = $79,500 + $12,744 [cash flow from rent with new mortgage] = $92,244 cash flow Year 2Sell in Year 5; less the balance due on the amortization schedule $121,909 = $63,091 cash flow Year 5The present value is now $135k which means that if I put in $140k at the start ($80k purchase price + $60k rehab costs) I overpaid by $5k.I realize there are a lot of limitations to this, for starters I didn't increase the rent at all and I assumed no appreciation beyond the ARV.

For my portfolio, we always do an increase of 2-5% to keep up with the increase in property taxes (2% on average year over year) and the market increase (somewhere between 5-10% in my area).

Depreciation qualifies as a business deduction.You do increase the chance of an audit with an amended return.

(TENENTS ARE IN ONE YEAR LEASE TO EXPIRE 1-31-19).IF I PAY OFF THIS LOAN NOW, CASH FLOW WILL INCREASE TO $897 A MONTH.I DO NOT WANT TO SELL HOUSE.HOUSE # 2BOUGHT IN 2014, PAID 220KVALUE NOW IN 2018, VALUE IS ABOUT 335-345KBALANCE ON LOAN IS $151KLOAN RATE IS 4.375, 30YEAR FIXED RATE SINCE TIME OF PURCHASE IN 2014.AT THIS MOMENT, CASH FLOW IS $200 A MONTHTENENTS ARE MONTH TO MONTH, HAVE BEEN THERE FOR 15MONTHS,  I DO NOT WANT TO SELL THIS HOUSE.  

Maybe increase your marketing budget, change your content or try a different strategy all together.Unfortunately marketing effectiveness changes rather quickly nowadays.

I love the idea of getting an FHA, 203K loan and immediately fixing up as much as I can right away to immediately increase rental income. 

John, if you don't mind giving a few more moments of your time, with the increased expenditures, how would you adjust the offer to the owner?

I would not have him pay for it, just increase the rent.

Look for areas with increased employment and population where vacancy rates are dropping.