We just pass a transit referendum too, which will finally allow matching money to flow to the city for the first time. 

There’s no stipulation that the taxes can be voted to a pre-referendum.

It looks like the school referendum will have some impact on property taxes, but the decision to increase rents should not depend on your cost, but on how far you are way from market rent.

Additionally, the property I have is in Wayne Twp, which passed a school referendum, so I had to pay double on it.

We have another referendum vote in November that I think might have a fighting chance. 

Another possibility is a school referendum...

For the people that are unaware: Hammond has two voter approved referendums for the new property taxes. 44 cents per $100 of assessed value which will last 7 years and 35.98 cents of $100 of assessed value until hammond pays it bonds off.

~ Actually, we will get a referendum on the Chosen One's policies in two years.

. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.

Paul where they passed an referendum on a 3% increase in rent cap, my question was does that apply when you are in between tenants and Bill Brandt replied with a very good answer, saying that yes it does.