This is a physical asset, not paper, and it's providing consistent income.Albeit for your not understanding tax laws and depreciation, I'm wondering why there's a question as to what you should keep.You understand capital gains, but I'm pretty sure you're not familiar with depreciation and loan paydown.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

How would you identify what commercial brokers are doing consistent business in your market?

Any unit rented at a level <=80% AMI is considered to be a “Mission Driven” naturally affordable unit.For example, say you’re buying a 10-unit property consisting entirely of 2-bedroom units in an area where the 80% AMI (Mission Driven) rent cutoff for 2-bedroom unit types is $2500.

It stands out for its affordability, consistent appreciation, and reliable cash flow.

Many of these PM's have too much on their plate and are unable to provide you with consistent communication.

We've rented out some of our best investment properties (New Construction/Turnkey) to Sec 8 residents, and the rent guarantee always helps in achieving consistent cash flow each month.

I have tons of clients with 3/4 units that also hit similar returns consistently after the first year or two.  

We have created work instructions for every step of the process so we can maintain consistency in how we evaluate properties, communicate with tenants, market our properties, handle rent increases, manage property turnover, etc.....

It's great to be prepared and have your duck in a row but we don't even start discussing eviction until they are at least a month late or behind by 1.5 months of rent. 25% of the time tenants are going to be late and about 10% are going to be late consistently.