I currently work a full time job in IT, take night classes 8 hours a week, and do web development on the side (which will hopefully wrap up in the next month or two).

The reason I sold was that I was self managing and moved too far away to conveniently manage it.I have continued with multis on the premise that more units under one roof, one structure to maintain, and one set of plowing produces a better return. 

Today, I don't believe that an upgraded kitchen/bath area and a general fancy upgrade produce enough additional rent to justify their cost - the neighborhood is still attractive to folks looking for more of a bargain on rents.

It produced more than $300 a month in positive rents during this whole time.

yeah i agree with stephen l, you don't need a lawyer to file for LLC here in the red stick, i had to send $100 filing fee to have paperwork registered with sec of state web address to file online is sos.la.gov just type it just like that, i also had my bank file for my EIN when i applied for a line of credit application just have to talk to your local bank that you deal with real nice and they will work with you, the 1 i deal with is capital 1!

Now that I have 4 income producing units her tune has changed.

@dean HarrisHow many personal rental homes do you own under $50k that are producing well and have been for several years? 

Upon COE, in your introductory letter, I would produce the new 'Rules of the House' and mention each item. 

Hi Blair, I feel your pain there is nothing out there on the web with efficient quad designs.However I have 3 newer 4 plexes that I want to use the design from, but adding a bedroom and bath. 

We have a business which will produce decent cash for us in the next few years but it is only scalable to a certain point which is why Real Estate investment is a perfect fit.