And a portland based floor leveler requires you to normally mix in some type of pea stone if you are going over 1/2" and up to 1 1/2" .

And those that get behind almost never even stay even after that, as their rental debt becomes a number they don't think they'll ever pay, vs. the current utilities, phone bill, cable bill, smokes and drinks, etc.

Midwest would be the sweet spot for properties, you have a mix of job growth and migration towards those cities while prices are affordable.

Some of it was mistakes on their end due to using two separate databases and confusing this loan with my pending HELOC (we still ended up with a mix up on which closing company to use with which loan).  

I've bought and fixed 2 houses with him and they are rented.He got brought a portfolio of mixed residential and commercial units that are very underented and need mostly cosmetic upgrades. 13 residential, 6 commercial, and a lot currently being used as parking.

283 Storage Unit Facility - residential area close to Oklahoma City.almost 2 acresTotal Sqft: 26,400Price per Sqft: $10.80Price per Unit: $1,007.Unit Mix:130 5x10 109 10x1044 10x 20My thought on what Market rate rents would be:5x10 - $5510x10 - $8010x 20 - $160Property seems to be in excellent condition - on a scale of 1-10 it would be an 8.

I would be uncomfortable with mixing business with family. 

It's also been the location of my audio recording and mixing studio!

What you have is a mixed use property that will allow you to take part of that gain tax free and the rest will be tax deferred.Since you've lived in part for 2 out of the last 5 years you can take the amount of profit allocated to that part tax free.Since you've used the other part of the property for investment it qualifies for a 1031 exchange.  

I don't calculate appreciation into the mix because markets go up and markets go down.