Minor cosmetic and efficiency upgrades over four and a half years.

This is where I think it's important to improve condition and curb appeal, because that condition/upgrade premium could be used as support for an asking rent that is closer to the payment standard if nearby comps are lower quality and have lower rents.

Invested around $35,000 in value-add upgrades and did most of the labor ourselves.

Everything is tied to the master account, which is my holding company, then broken down into sub accounts per LLC and per property.

I will just mention that the storage on Patch St. was broken into this fall.

On the flip side, mass transit can help with the car issue and water/sewer upgrades can help with the utility usage.As far as single family versus multifamily, usually multifamily is taxed higher.

You guys do an excellent job of having information broken down into its simplest form.

Such as in a slip and fall suit, or a broken stair tread lawsuit.

If you cannot, get the tenants a couple of window AC units at $500 each, and tell them the central AC is broken and it is not possible to repair it at this time. 

The short answer is yes utilize a heloq if the numbers work.I would get the heloq to have available but use your cash for now do you aren't paying 8% or so for the heloq money.Then if you need cash you can tap the heloq only then.This will save you a lot on interest.You can't deduct the interest on upgrades to your primary residence until it becomes an investment property.