I keep contemplating whether of not its smarter to keep or sell with such a high HOA that will only increase.

I will probably have to increase my money up front to cover additional rehab costs.  

That way, you know your chances of closing a deal have increased significantly.Happy to help you further. 

In MFH it is done by increasing NOI (part of which is bring your property and rents to match surrounding comps). 

Costs are higher for submetering to install but once done prevents complaints of water usage as it is accurate and it increases the property value as you just increased the NOI.

.- Risk that prices increase substantially over the next 3-5 years, and outpace any of the benefits aboveLeaning towards selling since it’s hard to pass up free money, I’m not sure prices have much further to go from here, and we’re not sure we’d like to move back to the same home that’s been rented for 3-5 years anyway.

Here is an example: SFH property listed for 135k that need little rehab it is on Embarcadero  Houston, TX 77082. it is 1800sf 3 BR and 1.5 bathrooms. the numbers are:P and I 562 (based on 30 years loan and interest rate 4.5)HOA 14Taxes 314 insurance 90so this come to $980 and not taking into consideration PM, vacancies, CAPeX, flood insurance. 

Especially when it goes from mis-managed to well-managed or vice versa.If a property is increasing the NOI, the market’s cap rate is fixed and so the property’s value goes up.So in the situation you describe where NOI is effectively zero but could be a lot higher, you have three choices:1.

I have been making a living at real estate since 1994 and I currently feel like there are no moves left on the "chess board" Valuations imo are reaching an extreme and risk is increasing. 

Besides potential improvements that can be made to increase the income, I'm concerned about additional expenses will I'm sure no doubt will arise once I visit the properties/ am provided the actual financial sheets on the properties.