It is a great forum to learn RE investing.  

Never calculate hoping for appreciation - that's the cherry on top.The thing is, when we feel the squeeze in the RE strategy we practice, it is definitely time to step back and look at the bigger picture.

You'll need cash to re-finance as well... which ain't cheap.

I have been looking at the tampa area and I see a bunch of condo which cap rate ( after  RE taxe and HOA fee) are around 10% ( priuce point if around 90k).What do you think of these kind of opportunities ?

I've met with several RE attorney's about which is right for me.

Wow, I knew Texas had high RE taxes, I didn't realize you were getting hit that hard in Ohio -though it will certainly depend on area, age, size, quality, etc. of building.  

This is also our first property in SF; we're doing all the research we can re: being landlords in a very strict county.

I have a RE Attorney, RE CPA, PM, preferred Residential RE agent, preferred Commercial Agent and a local Cleveland commercial lender too. 

The year of original purchase (2014), the year of the refinance and year my tax preparer used in 2016 taxes (2015), the year we began renting the property (2016) or last year's assessment and each subsequent re-assessment?  

I know the guys at Spartan & they do their best to keep things rented but they can't control the external factors like tenants, the economy, & the RE market.