Thanks, Kyser Some HOAs have transfer costs.

Good Afternoon, Wondering if anyone could speak to maintenance costs on multi family properties in the great Portland market. 

Because of the increased rent from having 3/2 vs 3/1 of $800 per month with added rehab cost of $25k, my break even is 2.6 years.

Wall Street thought we were going to get six- eight rate reductions this year we’ve seen none so far and stagflation is setting in , the Fed is trapped , if they reduce rates now , inflation could catch on fire if they increase them again too much something in the economy will break I think we’re in this holding pattern for one to two years personally, I don’t claim to be a macro economic expert, but I do study it quite a bit and I’m not counting on or expecting rates to come down anytime soon and even if they do, they’ll just be small quarter-point rate hikes not enough to make a huge difference in cashflow, so ..I either hold and if they do decrease rates, there will  probably be another asset inflation bubble, which will increase my appreciation, or my cell and deploy the capital more wisely and look for some market softening and buy a good deal

I’m gaining knowledge of costs to replace certain things in the house.

If you were to wait until the lease ends, can you afford to carry the costs of the property until sold?

It would also lessen my out--of-pocket on either hard money costs or cash I spend, so I'd have more to work with to acquire more properties.

Quote from @Shawn Sopic: When you bought it, it didn't have A/C, so I suspect other buyers will do the same.Installing A/C may not provide a dollar-for-dollar return, but it can make the home more attractive to buyers and enable you to sell it faster.If you spend $10,000 to install the A/C, you can expect it to increase the sales price $5,000 or less.

What will be the future appreciation and rent increases of these properties?

Option 1-sell it back to her ie tell her you want all of the money back within 72 hours PLUS all of the costs you incurred or will incur (eg mortgage penalty) as a result of her not moving or you will sue her.