The big times say to analyze about 100 deals before you pull the trigger that way you know your numbers and know what a deal looks like.

@JD Martin I like the reference to psychology...the OP is all math but it's the psychology that makes it hard to pull the trigger right now.

I haven't pulled the trigger yet.

But still simply exchanging into a property with identical cash flow and all would net you more each month.The key of course is that you do it without triggering a recognition of gain.

I decided on the city for a number of reasons, but spent about 5 months just trying to learn the neighborhoods and areas prior to pulling the trigger. 

Will,Part of the problem is you did renovation work, which triggers bringing items up to ADA standards, i'm surprised your code enforcement officer ( building inspector) did not pick up on that when you filed for the permit ( you did get a permit for the work didn't you?

Seems a lot of investors are wanting 4-Plex properties, when some may be better off pulling the trigger on a detached SFD/ house which could be a better use of the 1st time buyer "Silver Bullet" VA loan  

If they only sell the equity portion and leave the existing mortgage, the transfer on title could trigger an automatic default by the lender.  

Here we go…My name is Tim and I live in Hillsboro, Oregon (let’s see how many keyword alerts that just triggered).

The taxes you mentioned are really only triggered by a sale.