I highly recommend that even if you combine lists, you still have a way to know where each contact came from originally for more effective marketing and targeted messaging.

Their sky-high value will begin to decline at some point.End of year I am grossing $25k each unit, and netting $11k on the paid off unit after taxes, insurance, HOA fees and modest repairs.

Buying units where I am is often owned by older landlords that have left the rent very low. To create cashflow after rehab the rent is increased to market price and that tenant is unable to afford new rent. 
I know i...

Would I reduce the return on the $260K by the 3.8% mortgage? 

Of course, it's harder to find good deals at the moment with the high interest rates.I also have partners investing in Tucson, which is another great market. 

I would highly recommend anyone focusing on residential rental properties in this area to work with Rachel Monzello.

He didn't have time to come out for 2 weeks but said high consumption is almost always the HVAC or water heater. 

Their styles, prices and quality are unbeatable, and they have huge stock.

Highly desirable as a rental with the potential to convert the vacant lot to additional STR units.

You only talk to highly qualified and motivated sellers and you don't waste any time training the VAs.