The tenants enjoy using the interface, it is simple to communicate with them as a whole or individually, collect rent payments and see when they are in transit, offer CC payment options at tenants expense, track maintenance request, share documents, and lease the property.Short comings are their financial portion.

I feel a loss of direction and that makes it really hard for me to focus and build.Do we keep at building a portfolio of small multi family (very abundant in my market, very rare to find anything above a triplex for sale), with plans of selling the portfolio and 1031'ing into larger properties? 

We usually have 2-5 properties a year that we buy or sale.  

After so many years in sales my BS radar is probably just more sensitive than most.

Even if she was to sale or gift the house before she went into the home. 

Sale Price$171,000 - $55,000 (Rehab) - $13,680 (8% fees) - $40,000 (profit) = $62,320 MAOFrom talking to other investors and doing research, typically a Novation allow more money to the seller, correct? 

., major systems like plumbing/electrical)Full Gut/Studs Down: $85-$120 per sq. ft.Luxury Finishes: $150+ per sq. ft.For ARV (After Repair Value), you’re absolutely right—it’s all about comparable sales ("comps").

I have three vacancies in a C class neighborhood and the only people I’ll rent to now are Section 8 with a small tenant portion.  

The early portion of my career was buying turnkey rentals, like the one you described. 

Finding multi unit properties for sale is almost unheard of.