@James DeRoestI do most of my renovations in flipflopsThis is the perfect statement to illustrate the points of this thread.Being laid back should not equate to being unsafe.

In many jurisdictions, this would equate to surrendering possession of the unit.Ideally, you want to cross paths with them and have them sign a "return of possession" document.  

You'd have to add this into the equation to see if you could profit from installing solar.As far as including electricity - I vote no on this one, too. 

When we do rent increases, we do $30 at a time, which equates to $1 a day.

That will give you a more accurate assessment of the return you are getting (since the denominator of the equation is how much money you put in, the closer that number gets to the purchase price, the closer you are to the cap rate, which will be a lot lower with financing).

For this though, try to take that out of the equation.

A tenant will use the lease against you whenever they can, on the flip side to take emotion out of the equation refer to the lease whenever it will clarify your points.

There are simple equations that can be done to know what your MAO is on any property.

If you didn't have a monthly $1200 lease payment, you could probably afford several SFH payments without even factoring the rent into the equation.

heavy tax burden though.I also second the Charleston opinion of the OP ... we are heavily engaged in that market and cash flow is probably not the number one thing but it would be super SAFE and steady and there is real appreciation upside.. remember the big dollars are made in appreciation ( unless you have the means to ramp up cash flow properties and own 50 to 100 doors) if its just a few doors.. then in my mind you NEED to put appreciation in the equation for long term wealth.