As housing in California continues to skyrocket in expense, it increasingly makes sense to leave.

Mortgage payments would increase if you take out more of a mortgage, or if the rate moves upward. 

We'll likely throw money at it once someone moves out and we need to improve it to increase rents yet again. 

Anything you do to increase NOI yields an increase in value that can be quantified.

.- Increasing Demand Across Age Cohorts: Boomers downsizing coupled with a growing number of Americans who can no longer afford to rent or own traditional housing continues to drive demand for MHC - see chart below.- Limited Supply: Only 10 new MHC sites have been approved in the U.S. over the last two decades - see chart below.- Downcycle Outperformance: MHC is the least sensitive property type to negative changes in GDP.

I could do a flat utility bill on top (rent + x for utilities), or I could just slowly increase the rent.

I would increase these budgets to around $4000.

We are even talking about going in on a deal together which would increase our budget (we have more funds, but they have more market knowledge).I’d love to talk more and figure out ways we could help each other.

According to what you have there, thats about a 105.5k(45k + 60.5k) cost for acquisition and repairs although hml, closing and refi costs are not included.Additionally, ensure additional increase in taxes for new value are figured in to the 200-300 cash flow.

. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.