At $30 an hour, that should count as $600 a month in expenses or $7,200 a year.My STR performance slowed down last year.

So to count on scoring one of those in the small window for a 1031 would be tough.Should I just keep the property, do light reno's and increase rent and bank cash flow? 

It only takes 30 secs of my day but yields important numbers.Example; I just checked a pending property around the corner from our rental because the size and bed/bath count is the same.

Also a weird caveat is that in order to count rental income on any FHA property to offset the mortgage for your DTI calculations on the next approval, the properties have to be more than 100 miles away. 

So from funding balt city row houses to loudoun county :)Yeah it’s funny even on a personal level I lived in D.C. last year and the crime while I was never a victim there were probably at least a half dozen shootings within a few blocks a my apartment (which was literally across from where the nats play, a good part of town) and literally so many car jackings I lost count, eventually at the end of the year I was like I’m not paying 3k a month to have constant shootings next door, I’ve ended up for a variety of reasons spending at town of time on the eastern shore, and I kind of realized this is walkable & safe & affordable, I kind of think small towns are the future.  

He's also correct in that the septic systems are rated by the maximum total occupancy of the home (they don't count dens towards that occupancy).

The STR’s value is now about $200k, not counting the acreage which is about another $150k of value. 

And then meet the trucks on delivery day and take responsibility for counting, measuring, signing for the materials?

Rent will go up but I will assign that to capex and not count that.Scenario#3: Buy 7.5 house using leverage. 

And the majority of commercial lenders have rates in the 6s or 7s right now for most real world scenarios, and being overly worried or concerned about if it's 5 units or 500 units is absurd, both the rents and the loan size will automatically scale up and down accordingly (if anything, the larger unit counts scale better, so limiting someone to X units makes zero sense).