It's been tough trying to find a 12%pa cash-flow property here lately and this a higher return than that.Phoenix has become a little tougher to find a deal with a lot of fat on it, not impossible, but tougher than when I started.

I think that is a red flag that a turnkey provider is making a fat profit.

@Mike Cumbie, how about this scenarioI have a borrower who contacts me from one of my ads, from online or referred by a prior client who came to me the same way to purchase a homeSCENARIO: My borrower wants to buy a $500k home, so I get her completely approved in advance for her Max purchase power and issue an Approval letter for $625k and they have an Attorney Escrow Letter showing $20,000 of EMD They were thinking about working with their brother's, wife's, sister who a Realtor and who is willing to offer:     $0  Buyer Agent Realtor Rebate  They also met a nice Realtor at their kids' soccer game named Mike, who seemed like a good Realtor who is willing to offer:    $0   Buyer Agent Realtor RebateBut the Mortgage Broker wants to refer us to one of his Realtor Partners, who are Very Experienced, who have the same access to the same exact "menu" call the MLS and are much better negotiators than most realtors and who is willing to offer:  $12,500    Buyer Agent Realtor Rebate   Sorry, but the brother's, wife's sister who's a realtor and the nice realtor from their kids' soccer game are both...Out like the fat kids in 5th grade dodge ball!

A big fat 0 in housing expenses.

I have seen overages be FAR more than they would have got even selling it on the open market.. simply because they have no selling cost  no realtor fee.. no closing costs.. etc etc.. they just get a nice fat check.. out here on the west coast this can be 10 to 50k or it can easily be over 100k right into their pocket tax free and expense free. 

My name is Valeriy (not fat Tolstoy).

Typical Milwaukee 4plex mechanicals, furnaces and water heaters centrally located in the basement.I would not be doing them myself, those days are behind this fat old Sicilian ... ;-)

Don't give up a 4 plex,improve the situation.Improve the property and get better tenants for higher rents.Work the problem,you will regret giving someone else your profits after you sell it.Agents will tell you anything to get you to sell and give them fat commission checks so get honest opinions from people who get no profits from your property.

With whatever your high salary is, that 401K will be nice and fat in 8 years and will only compliment your other investments.

Now I just have to trim the fat here, and cut this out over there, and save as much as I can, and scrimp and save, and cut out all the creature comforts and after like 10 years, I can retire!