My capital, although decreased, I still have enough to do it again & do it as RIGHT as I possibly know how to do with these expensive lessons I've learned.

We have decreased rents substantially and shifted focus to retention. 

Doing a portfolio loan will help decrease the cost (relative to the loan size) however you will run into issues if you decide to sell these properties individually in the future.

That's a difference of $32k more in PV/equity...and that number will exponentially increase in future years because of the higher base.Now before you mention the decrease in cash flow, let's say your CF was cut down to 1/3 of the $11k/year. 

Politicians continue to make policies that inflate your dollar and decrease your effort, but they make moneyThe best way to break free of the cycle is to remove your kids from the government sanctioned brainwash known as public schools.

Renovations are costing more and more these days, so you'll have to decrease your offer price to accommodate the needed renovations.

Charlotte > Houston and PhiladelphiaA lot of fortune 500 companies are building new offices in Charlotte.Weather is greatThe state tax rate is decreasing(and overall considered low)The city has a high end airportCharlotte, in my opinion, has the opportunity to be a large city(maybe not on the level of NYC, LA, San Francisco) but just a level below.

If you look at the 10- and 5- year treasuries (that most lenders tie themselves to) it has just been a slow and steady decrease of the last year that I think we can continue to keep an eye on.However, there are so many factors that pay a role in that and a continual drop is not guaranteed.

There is a fixed amount of work and required attention for every property that doesn't decrease as you add more units, so aside from maybe some vendor consolidation and bulk supply discounts there isn't much in the way of Economies of Scale. 

Consequently, vacancy rates have risen slightly to 8.2%, but, importantly, rents have not decreased.