Nothing illegal or unethical about "low Ball" offers, but reputation among agents can have an influence on doing business.  

One advantage that I have in the smaller towns is the lack of quality single family rentals available, and I have been finding that my rents are increasing substantially when I have turnover, which isn't very often (average tenancy is over 4 years).When I have a vacancy, I have very little difficulty filling it with quality tenants, but I don't get as many calls as you are reporting.I take a look at what else is on the market and price mine towards the higher end because my properties are in much better condition and have nicer finishings than my competition.

Depending on what you have or have not done to the property, seasoning could be an issue on a multi-refi as seasoning requirements seem to be longer for multi's if there isn't any substantial value add.

Purchase price: $1,100,000 Cash invested: $1,100,000 Substantial renovation of a 4 unit quad in Los Angeles, Converted 2 bedrooms to 3 bedrooms.

I currently have three rentals and am looking to network with some like minded people there is a lot of negative influence out here and I get sick of hearing about it.

If you'd like to keep it to the state level, I'd suggest taking a look at the state laws with respect to real estate laws and other state-influenced items (e.g. taxes, insurance, landlord eviction times, etc.).

You're looking at between 8k and 10k now for some substantial improvements to your property.Talk to a couple of different electricians, and maybe some local property managers to see what they have seen performed in units like this in the past!

History of profit / loss is just one of the tests the IRS will use in making this determination.Tax case law has established rentals can have a long and substantial history of tax loss and still be a trade or business...Highly encourage you to bring a tax CPA or EA onboard as one of your external team members.

If it’s relevant I did not show much income for 2015,16,17 due to write offs but will show substantially more for 2018.

I have a just sold 1031 so I'm looking to park my money in a C+ to A-  condition property in a B area.I have a substantial downpayment coming from a long time SFR so I am looking in the $1.5m to $2.5 million range with 8-24 units.