Estimated rehab about 44k but may be less ( I wanted to be conservative). 12.99% annual interest rate, Originator fee, 2.99 points, closing fees $990.

Do you want the seller to pay closing costs?

So, by trying to get a tenant out and replace them with another tenant you have a 50% chance they will be the same or worse, plus the expense, lost rent due to vacancy, plus any tenant placement costs with your PM.

You could try to find more aggressive fixed income funds or ETFs, but transaction costs and market volatility could make your life difficult.

Mortgage rates do not perfectly move with the 10yr T, but its pretty dang close.  

We’re about to close out funding now on a project so once that closes ill shoot it over.

Rates, closing costs, and points also play a huge role in making the right move and can save you extra.You also want to make sure you have multiple terms like ARM products, Interest Only, No Prepayment penalties, etc.If you want to talk REI feel free to reach out I enjoy helping when ever possible.  

The sub meter costs and monthly reporting fees can be charged to the JADU. 

I've always had this dream of a beach home within walking distance to the beach, so I realize I probably need to back up and look at this more objectively instead of emotionally when it comes to extra wear and tear and higher insurance costs, weather impacts, etc.

But our state association - Ohio REIA watches the local cities very closely on these topics so I see the updates.