I don’t necessarily see 10-20 unit properties listed here but a lot of inventory for 2-6 units if you are open to smaller numbers.

Investment Info:Small multi-family (2-4 units) buy & hold investment. 3 unit apartment complex What made you interested in investing in this type of deal?

Live in 1 unit, rent the other 3.

In 15 years of management and 20 years of investing, I've never had a break-in on a vacant or occupied unit.

I agree with John, we are seeing renovation costs of $150k- $200k for a basement unit and $250k + for a coach house. 

Quote from @Don Bessette: I have a 30 plus year tenant that can not keep up with maintaining their unit, it is filthy inside and in desperate need of renovation, all systems are in good repair and I respond very quickly when issues are brought to my attention.It is also well below market rent, and they struggle to pay the current rate.Looking for suggestions on how to gently proceed with the notification to move. 

Ironically, I was ready to let go of multifamily and focus on more lease options, but then my team finally got an offer accepted on a 54 unit.

Managing units is work.  

It's a 2-unit house, if that matters at all. 

I own a 4plex there and I have one unit that has been vacant for about 4 months now and this seems on the high side of vacancy time.