I get 1 response for every 200-300 letters sent.Also know that in some markets you're just not going to have positive cash flow for the first year or two.Even back in 2012 when prices were really cheap, the rentals I bought didn't cash flow very well for two years.Five years later, excellent cash flow that gets 6-8% better ever year (because of rent raises).

This isn't a rent raise as it was vacant but was surprised how high he got for a 3br 1ba in Brighton Park which has historically been a relatively low rent area. $1600 and had multiple applications first 2 weeks.

My wife Laura and I were born and raised here.

Tenants pay the mortgages down, inflation raises rents and equity over time. 

Highest and Best Use is determined by applying a test of four criteria in order. 1.

Interest rates are at all time lows and the federal reserve has already adressed the plan to raise rates in the next 3 or so years.

They're paper worth went into the crapper for years but funny thing is they kept making as much money as ever because they just kept holding.So monitor your debt closely and stress test a temporary drop in rents or the impact of a cash out refi.   

She's always been on a month to month lease so we kept that the same, but I only agreed to that once we the rent was raised. she was paying 900 and I rose it to 1200.

For a 2 flat I'd ballpark at least $215/mo unmeteredYou also mentioned doing some TLC to raise rents. 

Hi @John Smith, in answer to your question, "Yes", there is a regulation dictating when you can raise funds from non-accredited investors.