Being conservative with my reserves is causing a lot of deals to look bad on paper (after moving out of the property).

And if one pays half and nothing from the other and you need to move on to eviction it could complicate the process and increase the time it takes.

@Gregory Jerome,If they don't understand it, move on. 

We have since formed a joint LLC, and properties we held were moved to it at refinance.

Maybe become an agent and help them find deals or maybe they need a reliable PM , etc.

Appreciation is just the cherry on top.The last few years Toledo somewhat caught up with appreciation but I believe we are capped now.It's a slow moving market and always behind the rest of the country.There is just not enough demand/infrastructure growth like in other markets to support continued appreciation.Historical data shows the Toledo market appreciating at the pace of inflation which is nothing to brag about hehe.IMO, it's a cashflow play and you should consider building a larger portfolio because it will be safer.Owning 1-2 properties can be a "hit and a miss" and really not the providers or PM's fault.There is a high likelihood of turnover so it's important to build a larger portfolio.If you experience "drama" on 1 or 2 properties, the other 4-5 are performing and can subsidize any losses incurred on the few that temporarily aren't performing.Wishing you much success

We moved here to St Augustine two years ago and would love to know of any investor meet up's in the area that I can go to.

Hi, it is homestead until this point because I lived in it but moving out next month and ideally looking to rent it out. 

Do deep research to find areas good for investing, with lots of people renting, new jobs, more people moving in, steady money flow, and chances for the place's value to go up.

I grew up in Ohio and would like to move back once my military contract is up next year.