The rental market has slowed in recent months but expected in winter.

not sure how sec 8 works exactly in cleveland but in areas I owned sec 8 leases could only be written for a year.. also its only guaranteed if the home pass's inspection and the tenant stays on the program etc etc.. if you have a GOOD sec 8 tenant then yes its very predictable.

If you own them free and clear you will likely only pay for title and transfer tax on the market value of the property if you want them to be under LLC. 

If it’s a 2 bedroom on paper and a 5 bedroom in reality, then this is a significant problem and is probable a big reason why you say it’s been sitting on the market.

Do you have a team built in any other markets?

It justifies the property selling for greater than just market appreciationI do owner builder rehabs but sometimes use contractors for large work scope or scope beyond expertise.  

Not a big fan of LTR furnished units, the additional wear and tear isnt worth it in my market and of course smoke smell can be hard to get out. 

@Annabelle Rozen  I believe the stability of the rental market within Allentown is rather robust. 

I have been narrowing down some markets and trying to explore/research more and network.

I took my thrashing as you know in 2020  I do know some of my clients that sell turnkey have been keeping the houses and doing BRRRR instead of selling them to investors that part of the market has slowed signficantly for many in that industry.