Zero cashflow, sure there is "appreciation" But I have never met anyone who can make that argument seriously when comparing it to other asset classes.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

And I'd bet your 'Contractor' is not licensed or is not very good compared to typical standards...But good luck....

Create a simple spreadsheet or written list to compare the features of each and identify the ones that align with your requirements.

I just started my due diligence phase, but the first thing I need to do is better understand the financial feasibility for the project, and how the return might compare to other investments we have undertaken in the past, which have been mostly acquiring existing buildings and renovating, not new construction.

The city's relatively lower entry costs compared to other East Coast cities make it appealing to investors especially section 8.

Try comparing texas to illinois. 

The study from some Florida Atlantic University took historical price change data from Zillow and compared it to current trends. 

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.

Look at comparable sales and market trends in your area.- Consider hiring professionals like architects, engineers, and construction managers to help with the process.This process can be lengthy and involves several steps, but with the right guidance and preparation, it can be successful.