Would love any advice or insights.

Is there any creative way to avoid/reduce capital gains tax on the sale ?

If you are married - put each one in a single name and you can then have 20 - there are higher qualifications the more  you have though.

That means it was never adequate for this house, as the heat strips are only there if and when the heat pump cant work if its too cold outside, but not to run all the time.

My daughter attends Emory University and will live in one unit while I rent out the others.I’d love any neighborhood recommendations (in addition to Decatur) that are still conveniently accessible to Emory by foot, bike, or public transportation.

There's no perfect software out there.

The benefit of this is that you are not paying Hard Money rates so in long term there is a lot of savings going this route.

Any issues it appears will be on the landlord.

In contrast, the appreciation potential for multifamily properties can be higher, especially in markets where there’s a strong demand for rental units.

If you are just carrying it, why keep it if you know you made a bad deal?