And a consolidation like that also is a hedge against a correction.Bottom line - Now might be the time to 1031. 

Might be best to see if they would be open to consolidating into an LLC.

Maybe you're considering administrative/leasing fees to be part of this, but it could make your model a bit simpler by consolidating a few rows.6) Property taxes seem like a decent estimate.7) I think your insurance may be a bit low for a $145k property.  8) Fair enough mortgage / interest rate. 9)  What is your credit loss line? 

We used the proceeds from the duplex to pay off some debt, and anticipate raising 200-225k net on the additional three (yeah, this is the midwest :) )Basically, I'm feeling spread thin and hoping to consolidate a bit while the market is strong.

We started out the year with a big refi/consolidation to facilitate us moving to a new home near Eau Claire WI.

I have hired a bookkeeper in the beginning of the year to consolidate my financial statements. 

@Kevin MurrayI have residentialproperties under an LLC but they were bought as Residential loans then put in a land trust and then moved into the land trust.All of the banks I have talked to so far (close to 20), plus a few brokers have not been able to finance any residential loans directly into an LLC.The issue with the land trust route is that everyone you want to refi you have to pull the property out of the land trust.I also have consolidate Residential loans into a commercial portfolio loan which was in an LLC and was easy to do.However it took see searching to find the right bank to partner with.Hope this helps.

A consolidation exchange where you combine those 8 into one larger MF that is easier to manage or hire management. 

Looks like this applies to"new applications for rezoning building, permits for new construction, permit applications required for interior alterations or additions on existing structures (except for owner occupied residences where the owner completes and submits a residency affidavit), land disturbance permits, special use permits, special administrative permits, subdivisions, replattings, and lot consolidations"

I recommend recording the condition and consolidating items in 1 room to prepare for a new tenant.