Prior to hitting them with your new number I would show them the rental comps for the area.

I would like to get a rough idea before I go and take a hard hit on my credit from a bank.3.

Now that it is getting close to 2 years with the rental and all those expenses started hitting me like a ton of bricks, I no longer say I am cash flowing.

If not finding new tenants is something of a concern for you then you will need a way to market your property efficiently.

Because they know about properties that are going to hit the market before I do (or anyone else for that matter).

This way, my tenant is paying for it in small pieces, spread over 30 years, which I never hit, so the cost to me is only the loss of CF (minimal) while I'm still the owner.2 - HVAC - Covered by my local utility company through an "appliance repair" program. 

Make sure to factor in your cap ex, maintenance, fixup costs etc.... and if it hits your cash on cash return then why not? 

I put in an inquiry on Lending Tree and before I could hit send I was inundated with phone calls and emails from online entities that I've never heard of. 

I do agree on the short term aspect and that is what I am looking to do...trying to get that equity working more efficiently for me.

To whoever I have been talking to asking for advise and what to look for, i have kinda hit the dead end being that i dont know the outside cities like NJ, Pennsylvania, etc.