I guess we could maybe have the builder agree to the cost of the build and if we sell for more or less then the profits would go up and down based upon the selling price.

As I've experienced in my own career, selecting a broker with a proven history of successful transactions ensures a smoother and more profitable sale.

It has been a great an profitable ride. 

If this is a $400k home, you have to make a lot more than $20k/yr in profit/cashflow.  

Why I would agree, it would be ideal to start one ourself but to be profitable at PM it seems to be a numbers game.

High occupancy rates can indicate a profitable rental market.Seasonality: Analyze seasonal trends to understand peak times and adjust your pricing strategy accordingly.3.

We have a single family home, a small commercial retail building, and now we are pursuing a 5 unit apartment complex.

We have a buyer for the property and now it has been discovered that the corporation paperwork was submitted to the state as a charitable contribution even though we are listed as a not for profit organization and have been listed this way for well over 40 years.

However, as @Chad Hale mentioned, only if you can afford it - meaning both financially and mentally (e.g. how stable are both of your jobs, how long will it take you or your husband to find a replacement job, how much you have in reserves, and whether you guys are in a position to withstand that mental stress, etc.)When you mention 8k monthly, I am assuming that's net profit?

If you can buy something habitable, and rehab it over time while you live there, that could be a home run of an investment when you look at your return on investment, especially if you house hack.Sure you may leave cash in the deal, but if you buy right, it could still be an extremely profitable and low-barrier to entry way to get into real estate.