However, the challenge to me is to capture her 3.75% existing mortgage at the same time preserving our cash.

A: "YES, PLEASE FIX THE SHOWER"A: "yeah ever since my landlord was tiling the shower and put some grout mixture down the drain we've been having consistent drain backups (2nd floor!)"

(See below)The stock broker inside me wants to just sell and add that to my portfolio where I know I can consistently make my ROI goals.

I don't do any section 8 because of the clientele you work with isn't as consistent.

We understand that NO one can (consistently) sell a $345K sports car for half of market value!

Otherwise, if their appraisals are consistently unfavorable, clients might choose to go elsewhere.

Forcing appreciation on this one. 15/30 balloon to capture better interest rate at 30 amortization.

then a long stretch of consistency. i have built up a little portfolio that i'm happy with, and while I don't have life changing cashflow, my tenants pay my mortgages down by several thousand dollars each month. 

For illustration purposes a quad consisting of all one bed one bath units will cost a lot less to build than a quad consisting of all 3 bed 3 bath units.....

You see people add basement "rentals" fairly consistently.