Maybe selling into something with better numbers or lower headaches is the right decision for you, however I want to encourage you to speak with a few different experts along the way so that you can account for all of the important variables. 

Thank you so much for your valuable insights and encouragement!

i used to live in the DC area and still own a property in Arlington.i know the numbers on paper look great in a place like Huntsville, but we see a lot of folks in the forums in markets like DC or CA, who buy a random property in AL or OH or KS, and then immediately struggle because they didn't vet it properly, or didn't realize it wasn't in as great a neighborhood as they thought, or even buy an OK property, but then make $32.50 a month in 'cash flow,' and are disappointed in their return.so, i know you asked about huntsville, but i'd encourage you to think about picking a suburb or exurb of DC and really invest some time in it - maybe hagerstown or fredericksburg or winchester, or any place you're interested in within 2 hours with a lower price point than DC.

Future plans to make cosmetic upgrades over time as units become vacant to maximize future cash flows by increasing rents and finishing apartments to a high level that will encourage long term tenancy.

Actually, I haven't found a single one where the ADU lead to a meaningful discount. 2.

Well that is encouraging to hear.

But let's be real: the cash flow you can currently squeeze out of properties is barely enough to keep the lights on and do some maintenance while you watch equity grow.The worst advice we can give a newbie is to keep hammering "just find a deal where the numbers work" and thereby pushing them into low-income neighborhoods with run-down housing stock and management challenges that most seasoned investor run from.I absolutely encourage young investors to buy real estate, but look at it as a long term INVESTMENT, which means you are putting money in, not taking money out.

Don't encourage courses and don't villanize them.

It's tough to call out scam artists or anyone without committing libel or slander.Maybe have a sticky that warns in general of this, and encourage people to post their concerns and specifically ask advice from the more veteran members on here.

I would encourage your friend to get rid of this manager and perhaps the property.