I then take the excess cashflow and invest that in higher end rentals in great neighborhoods.

But not to excess.

In order to simply this:Landlords only have to issue 1099s if they are Real Estate Professionals by the IRS definition.The law that was requiring you to issue them has been repealed due to the excessive amount of paperwork this would cause taxpayers as well as the IRS in processing the information.

New coin-ops in a secured building they must respect and help maintain, with an increase in rent to cover excess water usage as soon as legally allowable... or laundry goes bye-bye altogether, all their plumbing fixtures get inspected and repaired or relaced, and their rent goes up to cover water usage anyway, just not to include laundry.

Additional land is less valuable per sq. ft. and it gets to a point that excess land becomes a liability or demenishes value.In a city like yours you need to consider the market for the type and style of home and what lot size is usual and customary.

I've always felt you could overbuild for a particular area and reach a point of excess.

I certainly wouldn't want my money deferred into an account that it going to average low single digits if I had the abilty to buy great cash flowing rentals producing well in excess of that.

If you're like a typical investor and can make your equity work at in excess of 20% then the 30-year will almost always be the superior choice.The Mortgage Professor has a calculator for this type of analysis here:Mortgage Professor SpreadsheetsHis homepage also links you to many other canned resources to narrow things down without having to spend a lot of time building your own models for your own scenario.

If there is a heavy rain, the emitters pop up and let the excess water out.

Lenders sell collateral, even as ORE/REO, and may or may not be required to give notice of the sale to a borrower, regardless, the borrower needs to make a demand for equity in most states, in some states a lender may be required to pay excess equities to a borrower.