Not sure I could perform a delayed financing ( cash out refi).

To be considered income, to I have to be a registered contractor in Kansas and/or insured (if the contractors that actually perform the work are both of the above)?

a 30-40% increase wouldn't be so terrible that it eats up all my cash flow, but it does decrease the returns a bit, but the property would still be performing.

If you want a certain amount per month cash flow after accounting for all the expenses, then that will dictate the equity you cash out to give you the performance you are looking for.

They consistently leave the garage door open all day when they leave despite repeated request to keep it closed when they are not parking or leaving. 

Have you had a recent Windstorm mitigation survey performed? 

I would like to start buying non-performing junior lien notes and I was wondering, with the financial crises far behind us, if anyone had a feel for what the supply of these notes will be over the next 1, 2, 3 and 4 years?

So I ask this question to those of you who are willing to share, What does your portfolio look like or consist of?

And would not have found my next property (a duplex with consistent positive cash flow).When it comes to finding properties it's a numbers game, the more offers you submit, the higher the chance of your offer being accepted.

If covering water isn't typical for your market and the units are in demand you could consider switching this to tenant pay and improve the property's performance.