This lets them know upfront to expect annual increases.

as far as the lying, yep she claimed to have one small service dog on the lease but when I went over there there were two hyper dogs, one a lab, the other a lab mix, no way service dogs and no way small. then I started to dig deeper and found out the references were on her FB page - boy did I feel dumb, but then again I expect that my realtor knows these things since that is what I pay her for.

There are always things you don't expect that come up at some time. 

But expected that at this price point.

Request the tenants leave, flip to 3 bedroom, and rent to new tenants at $986If I convert from  2 BR to a 3 BR, I've calculated a payback period of 2.3 years... here's the high-level of how I came to that number:Annual Opportunity Cost:3 BR vs 2 BR Rent = $2,790My Time (expect less needy tenants) = $1,183TOTAL OPPT COST= $3,973 <-- This is a favorable numberCost to get unit ready as 3 BRTotal to flip = $7,551 (includes paint, new floors, converting basement to bedroom, etc)  2 Months lost rent = $1,510 TOTAL UPFRONT COSTS $9,061 <-- This is an unfavorable numberPayback Period =  $9,061 / $3,973 = 2.3 years (Note if I'm conservative in my nubers, this becomes 3 years)Couple more things to note, they're set up on re-occurring payments and have not missed a payment.

I'm trying to figure out the monthly rent I can expect from a multi-family unit in a the North Highland Park neighborhood in Richmond VA, but i'm having trouble coming up with accurate figures.

It took some time for things to settle and there were some frustrations along the way because of their expectations of keeping everything they same way as they had it before.  

The home prices here in OC are appreciating..although it's anybody's guess of course how that will all play out in the future...so the house will only increase in value, I would expect.   

Usually if someone is showing it to you then they are expecting to submit the offer as well.

I have an LLC but need to know what documents the closing company and hard money lenders are expecting to see.