Tax and Ins are actual.According to it I was getting $1915 a year cash flow at 12% COC return.I have already had to put in a new septic line that cost $800 so my maintenance expense is already shot.Using the 50% rule it cash flows $72/month for a 5% return.So, do I refinance longer term to improve cash flow?

I've practically given up purchasing any more rental homes in and around Orlando.

Improvements made to the property do not increase the size of the glass, they allow you to drink more of the water.

This is a great article-- The Unimportance of Practically Everything.

Many improvements don't.Right now its almost always cheaper to buy and rehab than to build.Don't bother buying something, rehabbing it, renting it, then selling.

For example, real property that is improved with a residential rental house is like-kind to vacant land.

That improves your DTI.

right now my phone mailbox is full twice a day it is just not practical to respond to everyone.

I am assuming by your numbers above that you either did some improvements to increase value or bought 30% under value.

These areas have huge commitments to public employee unions, and have borrowed hundreds of millions and some billions, of dollars for improvements etc., they can no longer pay...