or get good tenant for around 1200$ on vacant unit (i reduced rent from 1350 to 1200 as not much interest in current market) and hold few more years absorbing repair costs and contractor issues, trees issues, retention wall issues, tough neighbor issues, loud music, tobacco etc. smell issues, dogs barking issues.7.

Most can provide a rental report to see how much properties are renting for in your area and how long properties are staying on the market. 

I avoid the multi-family market here, so unfortunately, I will not be a good go-to here, but I am confident you will find quality resources and help here on BP.  

If you like where you live, I would explore investing in a cheaper out-of-state market. 

Educate yourself on the local market, network with other investors and agents, and always have a solid plan in place before making any investments.

This allocation should be based on the fair market value of each component, typically determined through an appraisal or the values agreed upon in the purchase agreement.

The price we thought was very reasonable in this current market based off the other properties we have seen prior to that with similar layouts. 

But it does give an easy way out for busy out of state heirs who don't want to deal with organizing with other heirs to redeem the property, put it on the market and split the proceeds.

Try networking locally with HML's who know the market. 

Lenders do not look at your personal income or debt and will use the current market rent or lease (up to 120% if the lease is significantly higher than market rent or vice versa) as qualifying income.