I use a pro , and have read some books but long term strategy and planning is something i always need to try and brush up on. 

What I've also found is OO can overpay for small multi-family properties - they have access to better financing terms and can justify the price with soft benefits from living there.

@Felipe Ocampo Depends on what you are using for your soft costs figures. 

If there is softness in the coming 2-5 years, I would need to be ok with having a mortgage under water.

I think my floors are pretty soft though

Right now in certain markets HML are simply NOT HML they are SOFT money when you can borrow from a private company like this .. for maybe 1% to 2% apr above best rates banks will give you today on Construction loans..

I have had an inspector with an engineering degree from Texas A&M recommend that I seal soft brick imported from Mexico on one of my houses.  

No reason to brush this off as simply the way it is.  

The most important lesson learned, GET UP, BRUSH YOURSELF OFF, RE-CONNECT and the REACT like YOU'VE JUST LEARNED an IMPORTANT LIFE'S LESSON! 

Replaced hinges with invisible soft close face frame hinges ($3.50/hinge) and a little hate from my handyman; bar pulls $1.25 each off amazon.