and I Oregon I know all offers must be presented unless specially directed by seller to not present offers that don't meet a certain price or terms.IE seller can dictate to listing agent.. don't send me any offers less than 100k  and don't send me any offers that are not all cash and don't send me any offers with escrow periods longer that 30 days... remember the agent does not own the house they work at the pleasure of the seller.However not withstanding specific  direction from the seller yes in many states all offers must be presented and most agents should just forward them on.. its up to the seller to decide.. not the agent.. sometimes agents just take It personally I guess. 

Not sure how people are going to be able to withstand these increases.

Remember, the 20k is after the 163k rental income has been exhausted to pay for these properties.  

@Mindy Jensen -  We could survive 2 months without ANY rent by using cash.  5 months if I had to exhaust all credit. 

You don't need to go below that and frankly, I wouldn't recommend it unless you have adequate reserves and income to withstand property issues and market cycles.Jim is right about not adjusting your needs to the market. 

HVAC contractor will:- supply and install 80k BTU 92% gas furnace on first floor- supply and install 3 ton coil- supply and install 3 ton condenser- supply and install 5 zone fujitsu mini split system on the 2nd floor with copper lines and slim duct (2-7k indoor, 2-9k indoor, 1-12k indoor units)- supply and install new duct grilles and registers- supply and install new refrigeration piping, exhaust piping, thermostat- supply and install new natural gas piping to accommodate gas load Estimate is $17,700 and I have no idea if this is fair or in the ball park.Any help or direction is much appreciated.

Stated " not with standing any other provision of this lease, landlord may terminate this lease upon 15 days written notice to the tenant that the premises have been sold."

You can buy a rental with a decently sized downpayment to learn the ropes for a lower COC return but witha  higher downpayment you can withstand vacancies without going underwater and have room to learn from your mistakes.My first rental property was an all-cash deal and was purchased for less than $200K.

Without owning real estate investment my W-2 effective tax rate would be near the tax bracket.Notes have little expenses so no exhaustive list of write-offs. 

Additionally, if leveraging, ensure you have ability to withstand potentially significant drops in rental rates.