We did a comp of the area & found it was currently renting about $300 under the market average.

In this offering, the "average annual return" is 10%.

I just spent a week fishing north of Bozeman and the average sale price for an SFR right now in Bozeman is 500 to 700k which is a city house on a city lot.. 

Sacramento is constantly growing in population every year and rent prices are growing at double the national average.

I now have four--low cost houses, average about 175 per month after management and reserves, about 11.75% profit. 

It will drop back down around year 3-4 if everything takes a normal course back to "normal" price as if we had gain the average 3-5% yoy.

The average price we pay an attorney to get rid of a tenant is $750 to $850 and well-worth that cost because you can sleep better at night and use the time you save to focus on your family or other business affairs.Another huge mistake you are making is; you are dealing with and listening to your tenant.

Otherwise, I am confused why anyone would want to refinance a VA loan that traditionally has the same, or better rates than average conventional loans, and NO mortgage insurance requirement into a commercial loan that will require a bigger equity position, and higher interest rate.Anyway, moving on.....You can reuse your VA more than once. 

Also, after actually owning a property, what do all of you see that you spend on it on average over the long-term?

Even with a 10 percent caprate (area average cap is 7%), i thought i could sell the duplex for 300k, but realtors said it is unlikely because the area is residential and homeowners outnumber investors. the feeling i get from some local realtors is that they either don't have much experience with multis or they think their time would be better spent on quick selling SFH.I guess I do not blame them, but it is discouraging for them to insinuate my duplex is a burden to sell.