You could go to your insurance company and request they lower the replacement cost or increase your deductible... if they don't want to write a policy under those conditions, you can look for another company.

If I aim at 12%, even a rent increase would not offset the expenses enough to hit 12%.

I give a 30 day notice for rental increases.

Go ahead and make them nice - you can probably increase your rents somewhat when you do.

While my overall debt won't change - I can consolidate it all at a much better rate long-term, and increase monthly cash-flow.Of course, the terms lengthen (to a new, full 30 year) - but I can comfortably pay the difference towards principal-pay down so that the interest over life of the loan comes down.

Make sure to factor increased turnover, high repairs and maintenance, and bad debt into your analysis.

I paid the tax bill.On April 9, 2018, The County of Allegheny mailed a second Real Estate Tax Statement which reads "Tax Year 2018", "Taxable Assessment Increased" and nearly doubled the county property tax.The time to file a tax period expired April 2, 2018.However, since I was not notified of any tax assessment increase before the appeal expired, aren't my due process rights being violated?  

Starting this year it will increase to 3% around in the fall.

Value adds are increase rents, convert owner utilized sheds to tenant rentable space, decrease property taxes, shift some utilities to tenants, late fees, application fees.I agree with your statement about paying themselves more if they wanted too.

It is essential that you refinance as fast as possible after purchase to increase your bottom line and reap the benefits of having tied up your cash..