If you are flexible, you also have the ability to sell that home for a profit every two years tax-free and invest that money.

I'd just weigh your expected returns in the market vs your mortgage interest rate.I've actually been tapping the HELOC equity to re-invest into the market which is an aggressive play but if I can beat the interest rate (3.75%), I'll be turning a profit by doing so.

Expanding our business through hiring doesn't make financial sense with the risk of capital for very small profit margins. 

Municipalities only profit/break even from commercial property.

The most important thing is to build in a margin of safety, which is very hard in today's environment.

-I can continue renting to the current tenant, replace with another if needed down the line, and before the 5 year mark, put it on the market and sell my option, keep the difference as profit. 

Do you mean your after tax profit is $80K after 4 years? 

Hi Every oneI know that for new Investors may not be too good invest outside of state but I have a Friend in Reading PA he don't know nothing about real Estate inventing but from his point of view he say that the houses are cheap and the rent is good anybody from PA and if from Reading much better that could give feedbackthanks so much and have a profitable day

(1) 25k 2BR1BA unit (sandwiched in a 5-plex), spoke with some people in the are in the game, they confirmed my inclination that the ARV would not move much...but say I have 28.5k in the deal after cosmetics and closings...The home's ARV ends up at only 32k...that leaves 24k at 75%...would it be possible to do this with the cash strategy, ending up with basically only a few thousand of your money left in the deal which will be paid off in no time by actual rental profit after all expenses???

Variable rate is based on The Wall Street Journal Prime Rate plus/minus a margin, adjusted quarterly.