This takes the burden off you, you shift the responsibility to that third party in some ways and that can save the relationship.:)

Will things shift to a more dominant rental market?

When did that shift occur?

So I had to shift my game-plan slightly and it should all work out.By large scale I mean: adding on, complete gut and renovation, 3000+ sq ft. $1M+ neighborhood, and very large budget.

Tyler McKendry,To make the @ work, do this:Hold down the shift key, type the @ and the first 2 letters of the first or last name.Look below this box, and you will see the name, click on it.This only works, if you're a colleague, or that person has contributed to the post.Raymond

Clogged toilets aren't always the tenants' fault (tree roots, shifting ground, city sewer line backups, etc).

People make the mistake of believing all debt can be wiped out through a bankruptcy and this is not true.I know you didn't mention this I am just throwing it out there for other people.I would get rid of and pay off your high interest rate loans.This will shift away the bad debt and free up more funds for the good debt that is working on producing income instead of taking it away.Not a fan of paying extra to the mortgage.You would just be trapping equity that would not be growing at the pace of inflation thereby diminishing the value of the equity.Instead if you put that money to work buying properties in one of the best buying cycles ever in real estate you can work to create long term wealth.You don't want to over leverage but you also do not want money sitting on the side lines.Where people mess up is to not buy correctly and over leverage themselves in a bad way.I am very conservative.I do not want to hold something that was supposed to be a flip,wholesale whatever because it was a mistake and now I am stuck with it for awhile.I would rather keep throwing out what will seem like to any seller (bank included) a low offer.Then over time build up a QUALITY portfolio and not a QUANTITY one.You can get quality and quantity if you are patient and make good decisions.The problem is many hit a home run and then go overboard and get strike outs.A few bad properties can almost sink the good ones or at best make you break even when you should be cash flowing like a monster.Watch equity firms that raise capital.They know what they want,how much they will pay,and they do not deviate from it.Over time they build a quality portfolio that can weather many storms that happen in the real estate cycle.If you buy incorrectly and the margin for cash (if everything goes right) is small you are asking for a disaster when the market takes a turn.I see mistakes daily as a commercial listing broker and an investor from other people.I always try to learn how they made a mistake and what happened.I only have one property a 20 unit currently.I am looking for more but only under the right conditions.I have looked at property for years.

I need to put myself back in check and leave it at a quick and easy 30k rehab in a few monthes, as this is my first flip it can get out of hand easily.If the market shifts in the area and a Master would be profitable upstairs would be quickest and most cost effective.

While it's prudent to stick to your numbers, there's probably a shift that needs to be accepted as far as what constitutes a good deal in this current environment.  

You could easily have your system or spreadsheet throw off a report every month that shows what sort of return you're getting off of your full equity position in each property, and you could run a Monte Carlo or some other walk forward calculation to see how your exposure is effected during market changes.Do you want to...Avoid market shifts?