You could try to value it with the income approach, with NOI & DSCR, but that usually isn't done with smaller multifamily.You're going to have to extrapolate out farther and see where other smaller multifamilies have traded.

When I was 22 I had to move from my home town to Las Vegas in pursuit of HVAC trade school.

If the trade value of an old shopping mall is less than the build cost of a new storage space or warehouse, then it doesn't make sense to build a new storage space or warehouse, just buy an old shopping center.

Lates on a mortgage trade can impact your ability to get loans in the future. 

You may see if you have one in your area that you could trade your property into something nicer. 

. - Fortunately, our transparent systems allowed the owner to catch it:)- Full transparency - we would have never caught this honest mistake:(An owner also needs to be involved to approve & fund large expenses: maintenance, property tax & insurance payments (if they want to be more hands off), evictions, etc.A great PMC should also have a chat with you annually about your future plans for a property and your portfolio. 

I'm thinking long term rentals will be a good retirement plan.

Just do thorough research on the local market and have a solid plan for managing the properties remotely.Good luck!

While I often “trade” properties, a friend of mine is a buy and hold guy.  

I’m new to the community and I’m planning to start a Section 8 rental property business.