It is amazing how many times I have seen the cash flow represented as rent - PITI and to compound the issue they did not realize the ADU would increase their property tax.   

I recommend you do this annually to adjust for utility increases and other variables.

Typically its done for open space or use for community property (ie. fire station location or other county use) and typicaly would assist in increasing tax base.  

My spreadsheet also includes FMV of every property so I can monitor appreciation, year over year comparison of tax & insurance increases, current rent & last increase & last amount, etc.

These rules have increased risks by making it difficult to get rid of poor tenants that pay their rent.

The allowable rent increase is not typically the big issue with rent control, the bigger issue is getting rid of poor tenants that pay their rent.

Again, your time and energy is better spent increasing accountability and pushing RAD to improve their staffing with individuals qualified to maximize their portfolio at this time.....and in the future spend some time and money to perform adequate diligence before you invest passively. 

However, that will likely lead to increased turnover and increased vacancy time in between tenants.

If you think about it in any industry less transparency and more friction in the transaction will increase fees/commission vs reducing them.I like the idea as an investor of having different agents, a team of agents maybe 3-4 bringing me deals, but I think less of that will happen now as all will have to have you sign some kind of agreement up front. 

Disallowed losses under wash sale rules increase the cost basis of replacement securities, potentially reducing future taxable gains.This post does not create a CPA-Client relationship.