BUT, I can do a cost seg and bonus depreciation on the 3 remaining rental in 2024 to use those losses to offset my W-2 via REPS. 

.- The best cash flow in this market is achieved via STR, MTR, or rent by room. 

.- Diverse Property Portfolio: The area seems to have a mix of both residential and commercial properties, which could allow for diversification in your investment strategy.Strategic Location: Shelby's proximity to global markets via nearby airports, rail, and port facilities could make it attractive for businesses, potentially driving demand for both commercial and residential real estate.Potential Challenges- Economic Concerns: The unemployment rate of 13.0% is relatively high, which could impact the overall economic stability of the area and potentially affect real estate values and rental demand.- Price Discrepancy: There's a notable difference between the median listing price ($295,000) and the average home value ($201,945).

If I 1031 via a DST, all $300k goes into the next deal and there is no taxable event, but if I sell without a 1031, I'd owe @$25k of depreciation recapture, correct?  

Consider short-term rentals: If local regulations allow it, converting one or more units into short-term rentals via platforms like Airbnb can increase your revenue per unit.

If I already offered them these two options via text/phone, and I start the 60-Day notice vacate tomorrow, can they use this against me?

From then on, we just set minimum temperature of the HVAC at 68 degrees via the smart thermostat.

Bought at below retail, financing via FHA to lower downpayment and increase ROI What was the outcome?

Still bookable only via local property managers.

So, I believe some of the fundamentals of larger multifamily (increasing NOI via increasing revenues or decreasing expenses) are beneficial to smaller multifamily although the ultimate value is not determine by NOI, but by comps.