Selling means giving up an incredibly cheap cost of capital, especially in an appreciating area like 28277.I direct my investors to 28277 all the time for appreciation-focused plays.

"Sounds good to me"I know there's a little bit of playing around when it comes to not being able to pull out the whole amount depending on the agreement between you and the seller.

@Marko BukvaI'm not entirely clear on the plan and ownership, but there are potentially several different types of tax at play for a transaction like you're discussing - gift taxes, estate tax, income tax, property tax, documentary transfer tax, etc. 

You definitely need some WOW factor in play here!

However, I feel like the revenue has been great even though we bought it “for them” it could be a great long term play by keeping it and having them live elsewhere.  

To play devil's advocate (and keep in mind I have no skin in this since I'm in a different market):-You want to tailor to investors, then be prepared to sell at an investor price. 

I plan on starting out next year with a small plug and play solution to have minimum risk.

You will suffer.PMC 2 may not be playing "fair":1) What's the penalty if they don't rent the other unit in 21 days for $1350?

I'm also finding that a single large repair can wipe out a whole year of income, making me wonder if cheaper cashflowing properties is the right play. 

One small point of criticism; we were there in the winter and in the evening a lot to play a game or watch TV.