They promote a low capital entry investment and 100% financing where you can buy a building in a larger community.

Direct marketing can be pretty time/energy consuming, have you considered buying directly from wholesalers?

.- **Commercial Loans**: These are more suitable for larger multifamily properties like yours.

What it does do is put the burden on the user to be more energy efficient.  

This family of three finds that they never hear back from the larger rental agencies even after paying for an application.

Go after redemptions - focus on the larger value properties and hope for redemption.  

The methodology of the study would not have been able to capture that nuance.Unfortunately, for the last few years, there has been a missed opportunity for Ogden to take advantage of the comparatively lower price points and really cater to smaller pocket books with energy to rehabilitate the old houses. 

You may be able to capitalize on this if your area has experienced similar growth.Simplification: Selling would allow you to focus on your new single-family investment properties and potentially expand in those markets.Capital for other investments: The proceeds from selling could be used to fund other potentially higher-yielding investments, especially if you use a 1031 exchange.Small town limitations: Depending on the specific town, there may be limited growth potential compared to larger markets or more popular tourist destinations.Given the stable cash flow, low remaining debt, and your established experience with the property, keeping the fourplex seems like a solid option, especially if it's in a location with STR potential.

We're looking for either a duplex (larger lot preferred) or a SFH (3B2B preferred), aiming for a rehab budget of under $50K.

I do these project, but I am going to PM you the contact info for an A/E with a lender that does larger investment projects like this.