@Gary Bonds owning a few rentals is not a business at least according to my accountant, Best to attempt to qualify using your personal income.

We got a small drop last month but nothing worth bragging about.I was thinking of doing a refi with dropping rates but doesnt seem like thats in cards currently...Thank you The bond market happened.

They are still at a discount to the 10 year treasury bond (i.e. market trends indicate they will continue to escalate).

Strengthen due diligence with thorough tenant screening and independent verification.

Quote from @Elliot Rosen: Use a licensed and bonded foundation company and keep the invoices, and disclose it to the buyer.

You should also check to ensure they have Errors & Omissions insurance, Fidelity Bond coverage, and a Financial Institution Blanket Bond.Some are more consultative and advisory and provide guidance, while others are just processors. 

Some of the CoC are so low (and some of the projected appreciation is also low) that I ask myself, why wouldn't I just invest in government bonds instead.

Mello Roos are bonds that are floated to do off and on site development and then added to the tax bill. there is also 1915 act bonds etc.. if there was not the ability to float bonds CA would never have developed as it has as the up front captial for major improvements would have been a major stumbling block..

You just got a super cheap education #8 I would seriously consider a bond fund etf vs real estate based on your post. 

But i'm sure that perspective will increase or decrease as I mature. big difference though in 30 mil in equity in RE and 30 mil in cash after you sold your business or your stock and bond portfolio is worth 30mil.. crypto goes up and down to much LOL.. but I am sure there are plenty of very wealthy crypto dudes and duddets.