I just submitted my application for HOA board on one of my 4plexs, and if selected will be in Las Vegas more often.Looks like you are doing well with your SFR's, it's an accomplishment to net 10k per month.

Call around and see what each one offers.For me, I get to know the ins and outs of the property management company I select, and I pay a little more knowing that they have the best resources and credential to make my business a success.  

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IRS goes by which place you spend the most time in, I'd imagine the banks would to (they're likely going to base it off intent vs IRS cares more because taxes).

I don't care about curb appeal or estimated growth as I don't plan to sell and trying to project 20 yrs out is not realistic.

The two best ways I’ve found to fatten the bottom line is via fees or reduced turnover or repair cost.Pet rent, lawn care fees, and things that breakdown due to tenant usage are my go to items.Number of bedrooms, extra features are only a selling point.

@David Fernandez Would you care to share the local lender you work with?

I've kind of been an island this past year in terms of market research and I'd love to start comparing data with fellow investors. Anyone else in the Baltimore County area who wants to collaborate please give me a shout.

Some people just care about cash-flow because it lets them reload to buy their next property.

However, I would recommend to add 5% of your rental income to keep aside for taking care of vacancy.