. - New tenet fees - Small toilet leak (should’ve barely changed things)After those bullet points, no explanation for low cashflow. 

Pay Near MeI dissuade in person payments by adding a fee to my leases if I need to physically collect rent and if they give me a check or money order I use mobile deposits to avoid a trip to the bank.

I have ran comps and its a 37K difference between a 3bdrm 2ba and a 4brm 2ba which has my brain thinking if i should add an additional bedroom to the property. the renos for both would be roughly 10k.

While the new property may bring in additional monthly income, the increase in your monthly net may not justify the amount of new debt that you would be taking on.

Also how much is the notice fee?

., Oakland, and Berkeley if you want to get the tenant out (e.g. want to sell, move back in) you have to pay the tenant a relocation fee.

So if you can find a good property and lock it up with a wholesale agreement you will be able to find an investor who will either pay you a wholesale fee or, JV with you on the deal. 

To help in your search: be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

They collected over $9.000 in damages, cleaning fees and rent payments.  

Thanks, and I look forward to hopefully getting more involved on here if we're fortunate enough to have things start to snowball over the years into additional properties!