And lastly you make the trade off.

Last one I sold was in commerce Texas lol. 

I would not recommend this strategy.Deals:The markets have been stagnant for the last 9 months, prices have not risen and expensive properties with higher rents are having trouble selling, even if they are at the same market caprate.

Last year I couldn't do it because I was told that since I reported a loss in my business and i was in negative numbers there was no way that i could get a loan like this one. 

@Kyle FronckowiakWeight the vacancy loss of raising the rent 800 per month with the time it would take to get a new equally as good tenant. 

Hopefully by the end of that time frame, it will have appreciated enough that we can sell it and use the equity as a down payment on some acreage while still keeping the first house as a rental.Looks like average home SOLD price increase 5% last year (in Boise)?

(This is called a 1031 exchange and you must set it up BEFORE the sale occurs and you must never have access to the money.)Lastly, if you hold an investment property (not a flip) for over a year it becomes a capital gains tax instead of a regular income tax.

It's net income is a loss due to high turnover costs, management fees, etc. 

I calculated the numbers assuming 1, 2, 3 and 4% annual rent increase.At 1% increase in rent, it takes me ~15 years to be cashflow positive annuallyAt 2%, it takes ~8 yearsAt 3% 5-6 yearsThis assumes 0% vacancy.If I look at cumulative cash flow i.e. net gains (loss) from (income - expenses) projected over all years of ownership, those numbers are worse.

Within the last year and half I have had three brand new water heaters corrode and start leaking at the bottom.All water heaters have been in the same spot at the same address installed by a professional plumber.