Pencils to +8.15% cap rate as is. 

Well the rent increase still isn't justified by what we have to spend, but getting a tenant that we won't have to evict is.   

I'll tell you how many people will think the "black mold" is so scary.

Tenant like this should not be on the program while the section8 waitlist is so long!

There is a slight rise in listing prices and in inventory around this time due to increase in demand but not a huge increase in sold price to list price ratios - this is because the market here is so healthy all year round that the pricing remains consistent - we have a steady influx of population year round and not just in season so my advice is just make sure you buy well.

There is so much incorrect information out there in regards to flat roofs.

That's why SFR always feels "safe" to me because it's easier to sell if necessary since the market is so broad.

What I'm saying is the conventional money is so cheap (and has been for several years) that it doesn't take long before the delta between waiting a month or two for the property to be stabilized and the cost of the money converge. 

The objective of that is so I could do a cash-out refinance on the property without having to wait for a seasoning period through a technique called Delayed Financing.

It's taking me a lot of hard thinking to figure out the answer when the pseudo-promise of long-term appreciation hangs over my head; meanwhile,  my house sits in hell-zone of constant noise and "visitor" traffic.50% of people I ask about this say I should hold the house because the Bay is so hard to get into, and prices will go up over the long-term.