Curious to get some tips from folks that have a larger portfolio (say 50+ units or larger) across multiple MF buildings (so different acquisition dates, financing, etc.) and what software you use?

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.

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.

Asking for and evaluating T12 is much more relevant to larger MFR with management than M&P operations. 

Plus, we’ve given $1,000 to a charity of choice for every Missional share purchased!

Quote from @Isaac Ballew: Go to indeed.com or monster.com and look for a job with a larger, reputable property management company.

Personally, if you have other applicants, she would not be my first choice.

Does anyone have an idea of the average CAP rate (or a range) for larger apartment buildings in Price George's County or surrounding counties.  

So I was looking to position myself differently.I understand that that’s super risky in this case so I’m reevaluating my choices.

The larger your portfolio that more useless personal savings become.