There aren't many weather related losses in NV compared to the high winds, hail and freezing conditions of MN.

Real estate has high transaction costs - most folks don't realize to buy or sell a property it costs about 10% of the sales price (6% commissions and 4% transaction fees).Real estate is susceptible to harsh weather - during hurricanes, floods and freezes you can have significant property damage.

A lot about DCRA permitting processes relative to the ease in most of the Virginia jurisdictions, didn't forecast the length of time it would take to sell given the price point/neighborhood (not nearly as quickly as our $400K home last year), definitely something we'll consider before another project of this scale, lastly, we learned a ton about the DC Downpayment Assistance Program and time/bureaucracy involved.

We also time effective dates so that if they choose to move (for month to month tenants) they are doing so in warm weather given that we are in Minnesota

@Eli Epstein, it depends on location, construction, exposure to weather events, etc. 

Then you call a licensed roofer who examines and confirms that while the roof is older than xx years old there are no issues, no active leaks, and should be fine for 5 to 10 years more depending on weather/conditions.

So I’ve got roughly 68k equity on each duplex. 2- 125k-130k based on recent comps in last 6 months and condition of my units. 3- I forecasted my cash flow for 2021 to be roughly $180 per door for the 4 units.

This is an opportunity for you to forecast what will be needed but DO NOT make any promises about what will be returned; tell them you can't make the final decision until they have vacated and you have an opportunity to inspect a vacant unit.

In our case, we made the effort because a) we're on our 7th property, b) we have sufficient reserves to weather ups and downs with the property c) we have an attorney we've previously worked with and trust to help us with the resident ejectment, d) the purchase price was low enough to give us sufficient room for error, e) we have contractors with whom we've worked who we believe can timely renovate the property and f) we were prepared to get it wrong and either lose money on this or sell the property at break-even, a small profit or a small loss. 

I know the Destin/PCB coastline is a hot market but I feel it might be cooler weather-wise over Christmas?