Been listed for 5 months for sale, but it's is a land lease now with 29 years left.

Quote from @Stuart Udis: Jay noted some good upgrades.Bathrooms: I spend more on tile across the board but even more so on for sale housing.

Even if they're off market doesn't mean better pricing, they may not be on Crexi or LoopNet, but if they're for sale, they're being marketed. 

Studies show good staging does have an impact on your sale.

I do want to expand directly in my area and having more confidence when speaking to landlords but that just means my sales pitch still needs work. 

With that being said, appreciation is certainly something to always consider here in SD.Example of current property for sale, $1,800,000 asking price (25% down) - 4 units $10,200 total monthly rents (pro forma) - rental market has seen softening as of late$9,770/month after assuming 5% vacancy rate.$8,981 mortgage at 7%$2,918 expenses monthly 33.38% of Gross rental income (Prop mgt, maintenance reserve, utilities, Prop Taxes, Insurance, other)$6,852 NOI/monthly ($2,129) negative monthly cash flow..Same scenario with 50% down, $864 positive monthly cash flowNot saying it's the best use of capital or the only way to do it, instead providing an example using an available market opportunity to share what the numbers look like. 

In a consolidation exchange your time frames start at the sale of the first relinquished property you are selling, so you really want to be proactive on getting those other properties sold.

Purchase price: $79,000 Cash invested: $69,221 Sale price: $178,000 This was our first flip project.

The point of the contract is to provide value to both buyers and sellers and  this deal saves the buyer over $1M in interest and easily $100k in furnishings while getting the seller their full equity and saving buy side/sale side realtor commissions.

I have to decide if im going to use a new injection of capital from the sale of my primary residence to:1) Hold in treasury bills at 4.5 percent until I find another property to purchase2) Pay off one of two existing mortgages, one at 3.75 percent and another at 4.5 percent3) Just find something to buy that beats either of those percentages on paper and be done with it4) Possibly loan out some hard money/broker it to a friend to allocateIts never an easy decision, but its a good problem to have.