That alone causes increase risk.  

After reading David Greene's book its giving me the confidence to move in that direction.

Also, I would increase the vacancy rate to 8-9%.

You need to ask lenders about "seasoning" requirements if you have increased the value.

(Unless you flip homes for a living)Pending Home Sales Slump As NAR Warns "Activity Has Essentially Stalled"New Home Sales rose in May, Existing Home Sales dropped in May, and today we find out that Pending Home Sales also tumbled in May... so that's 2 down, 1 up - not good (especially as mortgage apps are tumbling in June)This is the second monthly decline in a row, but Pending home sales are down 2.2% YoY - the 5th straight month of annual sales declines.Home sales fell for the year in all regions YoY, but the decline in the last month was concentrated in the South, while the other three regions reported MoM increases.

@Mark Ivezaj note this BP thread: https://www.biggerpockets.com/forums/52/topics/455616-fighting-back---csc-coinmach-increased-laundry-fees-by-975

Getting a crappy health insurance plan, or underpaying your income taxes, to increase your "net" income on each pay-check isn't actually a pay raise, since when you get sick now your deductible just tripled, and your April income tax bill went up as well!

Additional increases will be required if extensive repairs are required by the Health Department.

With moderate increases this year, we’ll be at a positive cash flow of over $2,000/month ([$3,500 income - $1,500 mortgage] - Taking into account Cap-X, vacancy, etc. and cash flow is still over $1,500 which meets our goal of $500/door).Fitting that its in the "Milk District", because its certainly a cash cow for us!

It hasn't sold yet, but for the sake of this post, let's just say it will sell for $185k.It is now roughly 9 months after purchase and I have increased the value of the home from $115k to $185k.