If I want to invest in real estate, the only strategy I've identified that works for me with my level of income is to buy fully tenant occupied duplexes or triplexes at a small discount, then move into one of the units, live there for 2 years and increase the rents to market rate.

I think there is a note in the underwriting guidelines that says for VA loans to use the single unit loan limit but people adamantly say that it can be increased per unit.Thanks for the input!

Offer a move in special- reduce the security deposit and increase rents by $25-$50 a month, allow pets with pet rentMost people have problems coming up with sec dep + rent at same time in this price range- Also think about a lease to own for 6 months or an owner finance- those will def work and get you out of the rental game and into the mortgage wrap/note game.... much more lucrative, less headaches and easier to closePM me if you have more questions. 

It is sometimes used as a re-application on metal roofs as well.The aluminium increases the reflective value of the roof and offers some protection towards the inevitable UV toll on the rolled roof.  

I would sell the CA properties and invest in my local market, which I know very well, in order to increase cash flow.

Sooooooo, that means you are getting an undesirable deal, that has a lack of potential to seriously increase the NOI or in a war zone etc...Buyer beware!!

You’ve got some great options to choose from, cheaper prices, increasing rents, and continuing appreciation potential. 

We have also entertained the idea of a HELOC, but with the interest rates being variable, I believe that if interest rates increase drastically (which I believe will happen over the next few years), that may not be our best option. 

We had a gradual leak from a waterline under our floorboards in our primary residence.  

You can do this through increasing rent, or decreasing expenses.