The goal of this purchase was to significantly lower my out of pocket expenses, which it has.I have one tenant moving out and when I advertised the available room to employees at the govt agency I work for, I had 6 inquires on day 1.I have no doubt this pool of available renters will be available for quite some time.So theorectically, I could rent all four bedrooms out to individuals and cash flow on the property.

By the way, I tried living in the valley because I was enticed by the lower home prices, but that experiment only lasted 2 years.

I really hope not, I'm just seeing in the last 3 months here in San Diego homes are on the market longer and List vs sales price is lower.

I'd be willing to refinance without taking cash out for better cash flow, but I'm not sure how much lower it would even go.

I'm interested in buying rental properties (single family or a multi-family on the lower end of the price scale) in PA, most likely Philadelphia, Reading and Lehigh Valley- although I'm very open to other areas as I'm still trying to figure out if those are good to begin with.

In Maine, it's very common for landlord supplied heat simply because heating oil and winters can be so unpredictable that both lower income tenants AND financially savvy blue collar tenants lean toward "heat and hot water included".

Texas Job Growth AcceleratesCOLLEGE STATION (Real Estate Center) – The Texas economy accelerated job creation in July 2018, according to the Real Estate Center's latest Monthly Review of the Texas Economy.The state gained 377,100 nonagricultural jobs from July 2017 to July 2018, an annual growth rate of 3.1 percent, higher than the nation’s employment growth rate of 1.6 percent.The nongovernment sector added 372,700 jobs, an annual growth rate of 3.6 percent, also higher than the nation’s employment growth rate of 1.9 percent in the private sector.Texas’ seasonally adjusted unemployment rate in July 2018 was 4 percent, lower than the 4.1 percent rate in July 2017.

Alternatively, you could lower your maintenance or management and increase vacancy, etc.

Who knows what will happen in the future but I do not see prices lower now than 6 or 12 months ago. 

They will be in lower tax bracket in future.