This has been the goal all along to consistently move from my 5 sfr to multi...eventually to apartments. 

I know that the extra set of () will allow you to use non-contiguous cells in the calculation and excel will see everything inside as a range of cells for the calculation.If all the above is correct, my thought is that I should be adding the sale proceed to the final year cash flow from operating the property (E1+E3) and then using the result to calculate IRR.If I try something like this is get an error: =IRR((A1:E1+E3))With the first forumla above, my concern is that it is interpreting cell E3 as separate cash flow from a subsequent period, rather than occurring in the same period as the final operating cash flow.

Renting your property for special occasions will provide you with the extra money that you need to keep the grass cut.

Obviously if you have the cash to buy without a mortgage and have extra then, good for you!

In the instant situation I would be interested to see whether the title company's "approved" list of notaries happened to be staff on hand who make a few extra hundred $ for the title company.

If they are good tenants and pay consistently I would work on raising the rent over a period of time.

I am hoping setting up a meetup in my area which doesnt have a consistent one can help me get leads also.

Also, for older homes, do not forget the likely extra expenses for electricity/gas due to them being leaky. 

Just to be safe I would have an extra "renter insurance" notice that your renter's sign that says you recommend getting flood insurance so you are covered.

If it's a great deal, you could get extra back.Also one thing to mention, I'm not 100% on this but if you refinance using a owner occupy product you will be required to live in the property another year.