Now that everything is settled i have umbrella question.I have 2 rentals I bought for about $60k Each 1 in Mi and 1 in Pa.  1 insurance company covers both house. 

At Portland's average rent it would take about two years to collect enough extra rent to cover the fee.The felon thing is dumb too.

As of right now, two of the units (a duplex) have utilities covered in their rent.

I kind of like notes to balance  a portfolio if you have a bad rental month your note payment comes in and covers a bad tenant situation.

I recently had my offer accepted on a bank owned foreclosure. The contracts were signed by myself and the seller (bank), so now I am starting the process of working with my bank for the mortgage. One of my friends is ...

A few things I'd add to it are:- Pet deposits & pet rent- Reduce turn time- Add washer & dryer hookups if possible- Covered parking- Depending on the location & market; rent one unit as a short term rental- Reducing common area electric

The smoking deals I just had to cover the carrying costs.

If I ever need to throw $1,000 from personal savings to cover a surprise I am happy to do so in the name of creating this cash machine once paid off and retirement hits. 

leave the capital gains out.Regarding the loan to buy the house initially and cover the renovations is through a separate bank we work with.

Once I retire in a week, and get the 457 money, it will give me roughly 80% of the down payment.I'll probably use a bit of my existing HELOC to get the rest of the down payment.I could ask my credit union about increasing my HELOC so I could use that to cover all of the down payment.