@Ben Bymaster I feel your pain.

One pratfall on video and difficult-to-disprove claims of shooting pains, with the above email to document that the tenant warned you in advance about the "problem," and you're in trouble.Just look at the email.

It can be a pain because they are very subjective... it depends on what inspector you get.

About $1800 in random repairs, some missing cracked shingles, hvac drainage line repair, a few electrical items, minor mold in crawl,  drainage line on pressure relief valve of water heater The most annoying part was that the appraiser said the railings on the porch had to have gap less than 4 inches.

I have been there in my personal residence and it added a little more pain to the process.

Long term tenants can be a major pain when it comes to increasing the income on a property when renovation is necessary.

We have  had properties all over the state and the preparations and damages are a pain.  

You would have more tenants to deal with, but your risk of losing income is divided between the 3 tenants. i.e. having 1 tenant move out of a 4-plex and losing 1/3 of your income is less painful than having a tenant move out of a duplex you live in and losing all of your income while it is vacant. 

Placement fees also is not one month rent like it's around here, something like $200-300I didn't believe her - she sent me a copy of PM agreement.Also, she's very happy with the PM company - she works at a demanding job and was a relief for her.

I would do Whatever is the least pain...…. financially NOW.You mentioned it is favourable to hold off as it is winter.