And, depending on where your properties are in Portland, the value might be near its peak—selling while they’re in top condition could be a smart move.Ultimately, it comes down to what will give you the most peace of mind and the most flexibility for the future.

Keep providing value add options for your owners & they'll keep knocking.

However, longer-term bonds (1-5+ years) are subject to interest rate volatility:If rates rise, bond values drop, potentially leading to negative net returns.If rates fall, bonds appreciate, but gains are capped by their fixed coupon rates.While Treasuries provide stability, they offer limited upside and carry hidden risks for medium- to long-term maturities.Why Real Estate Is a Stronger Option in Today’s MarketMultifamily real estate, particularly value-add properties, presents an asymmetric risk-reward profile that Treasuries simply cannot match.

If you can fight to break even and hang on to that place for the long term, that will provide the best return on capital by a long shot.

Provide the supplies.

I'm struggling to understand some aspects of your response, but it provides some things to think about.

Your team can provide valuable insight and help you avoid costly mistakes down the line.5.

If they can't even market themselves to be a top agent, then they don't know how to market your home either. 

So that the tenant rent is providing a larger amount of return of capital. 

Raising the  amount required to buy your target properties is not easy, and beyond the amount that must be raised without leverage it will be difficult for you to provide favorable return profile for your investors.