A couple years later, repairs, vacancy and turnover costs and you've actually lost money every month and you've decided to sell and buy in a more desirable area, but the property hasn't appreaciated, you have to fix it up to sell and incur transactional costs and you lose even more money. 

We have tenants that we have repeatedly put up 7-day curables but we do not want to lose them as a tenant.As for not paying, follow your systems for non-payment just like rent.

Taking my money and not allowing me access to use your site. 

Have you ever heard of a Landlord being sued by a Tenant and losing property?

You can win (or lose) either way. 

As is, it looks like the duplex would lose about 10k a year while the fourplex profit about 1k per year...that said Jersey City heights (duplex) is not rent controlled and would appreciate more than downtown Union City.

. - If you rent it two more years you lose the homeowner capital gains exemption. 

I would even take it a step further and share that executive summary with all neighbors of the site.

A lot of that is referral based or people find my site online, organically. 

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.There are over 20 real estate accountants on this site.