Tenant quality and care of property.

I am very impressed by the outstanding and discerning real estate investment professionals here, like you. 

So it can be done if you really have tight subs and can push them to start each phase as soon as the previous one ends.There are some other tricks we've learned to improve quality and turnaround as well - prefinished siding and tongue and groove. 

Finding quality tenants requires a lot of experience and takes a lot of time.

First, I control quality, cost, speed, etc.

By providing this a quality product with managed expectations and professional management oversite, this property continues to cash flow well and consistently.

The only thing I would recommend is that you consider where you would personally have the highest quality of life along with a good real estate market.

Jersey Mike's does not want a Subway in the space next to them because they are both competing for the same client during any given lunch rush so every retailer wants to find the highest quality shopping center they can and protect their space by using an Exclusive Use Clause which, in this case, would give Jersey Mike's the exclusive right to sell sandwiches in the shopping center and gives them legal remedies should the Landlord lease to another tenant that sells sandwhiches. 

My leading thought is to try and offload the property through one of these approaches as it is a quality home that I think I could sell to a current tenant of mine from another rental unit.

I am still intending to fully buy and get my portfolio growing: lots of LTR and few quality STRs.