we build at or slightly below the average new build in our market where there is high absorbtion 

This is my market and I live and work in 78610.

This creates an initial negative equity position that consumes the initial cash flow, sometimes for many years.

Use the $11K for marketing instead of for a course which, at best, will be generic and will lead to the next course upsell. 

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’m looking to invest out of my home state, Texas, and have narrowed it down to 3 markets.

@Sung Yu You can 1031 exchange your fourplex into a single-family home, provided it’s initially used as an investment property (rented for 1–2 years) to meet IRS requirements.

I have been investing in the stock market for 5 years and I am now transitioning over to real estate after doing my research on real estate for the past two years. 

If I just make a single listing on FF for this 5/2 and say list it for $4000 / month (market in this area), how would I get 2-3 random nurses to commit to the property?