Have been having trouble getting in touch with Michael Gross in Bethesda (maybe on vacation?).

First, the 3x rent refers to "Gross Income" not net (take home).

I'm pretty new to this forum and investing in general but if that were available in my town I'd "rinse and repeat" like you as often as I possibly could... that's similar to buying a house here in LA for $350,000 and grossing $8,000 in rent...I'd go out on a limb and say it's nearly impossible to do here.... if floating the rent between vacancies is a hardship, I'd sell it, buy another house and continue your proven strategy.... someone with more experience than me can probably help you figure out how to leverage the lower priced units in time for higher priced units that may have larger appreciation possibilities for long term portfolio health.

Unless in a highly desirable area with a shortage of rentals tenants push back a lot with any rental increase because it is one of their largest payments.3,250 a month X 12 = 39,000 gross incomeTake away .50 for (management, expenses, vacancy) go 60% (.40) costs if you cover the water or other utilities.So 39,000 X.50 = 19,500 at a 10 cap is 195,000 sales price.

Gross/Operating Income: 32,870 [includes property management and maint/rep].Total Exp: 37.9% 13,175NOI: 19,695So, who would I approach on this [HML?]

An example would be a $1 million portfolio that produces $10,000 per month in gross income.

I currently have 2 properties that have gross cash flow of around 500 each per month.I want more.

I'm not going to get into the deal specifics since I just got the project under contract however here are a few details: Purchase price - 1.55MM w/ 10% seller second at 5% Rehab - 100-150k - mainly windows, plumbing stacks and misc cosmetic Gross rents are around 30k/month Tenants pay for everything but water/sewer Instantly appealing the taxes right at closing.

I can't tell you how many people have called me about my vacancies that don't make enough money (3X gross the amount of rent) monthly.I like Baltimore County vs the City because the tenant/landlord laws are slightly better.

Gross annual $21,300Expenses as reported: $8,360. annualDebt service: $5,217. annual5% vacancy allowance: $1,065.Cash after Debt: $6,163. annualHope I covered everything to give you enough information.