I've pretty well decided not to go below 20% DP so I can avoid PMI.

We will avoid capital gains tax because it's only been a rental for 1 year and we lived in it for 4.5 years before.  3) Keep the rental, take out a remodel or personal loan at aprox 5.5%  and do the updates. 

I haven't been through a recession but this is what I do to avoid losing my shirt and investor money.

CA so your chances of being in a wreck go up.. so i have always look at that aspect.. cost is one thing.

There's also an extraordinary tendency among these newbies only to listen to the opinions that they want to listen to, no matter whom the opinions are coming from, discounting any voices of sanity that tell them to avoid long-distance deals that no one but a local specialist could possibly make money from.If you're going to go long distance, buy renovated turnkey from people with a long-term record in the business.

Make sure the other aspects of your offer are as aggressive as possible.

This avoids personal feelings and he said she said scenario's.

The he said she said situation can be avoided with good software.

The seller wants to avoid the upcoming auction next month.

And if you are a newer  investor, syndications allow you to hire a manager that has infinitely more experience and knowledge than you can ever hope to gain (and thus avoid newbie mistakes).The biggest disadvantage with syndications is that you have to be able to feel comfortable with vetting and choosing a manager that will have full control.