The only other factor is how much competition is there of active listings and what is the days on market.

I can't see someone dropping 60,000 down to pay a high interest rate.The buyer would just work on credit to get a regular loan.Just from what you have posted it sounds like you need to just get out of it now while you have options instead of "kicking the can down the road".As mentioned the note buyers will be very conservative on a non-seasoned note and a quick sale value.The note buyer has to analyze length of foreclosure and costs and BK filing potential.Another factor is interest rates are low.You hold the note for 2 years and values uptick slightly but interest rates rise so it's a wash or negative affect at best versus selling today.You and your partner mentioned you do not want more flips so it makes sense even if you break even to get out of it today with a regular sale and go back to what made your partner the most money.If you have had it listed for 5 months it sounds like you have a crappy broker/agent.After the first week on the market you should be reducing by small amounts each week until you hit the sweet spot and sell it.If you priced too high in the beginning for resale,paid too much on acquisition price before rehab,etc. the broker/agent should have not allowed you to list so high in the beginning.

Putting buy and hold vs. flip aside, the key factor is the ratio between deal flow and cash sitting dormant.

Ensuring that I am investing in a good area That is an additional risk factor. Is

The amount that I can finance isn't the sole factor I look at it, but it's one of them.

Another factor is all the apartment buildings for sale.Maybe you could land a partner and purchase all buildings for a discount.You could then re-purpose the land and possibly sell to a developer.New carpet and tile means squat.Carpet is cheap and so is tile.The roof,kind of pipe running to the main at the street,age of kitchen,bath,roof,mechanicals,water not separately metered,etc.Those are the ones that can eat you alive."

I guess the important factor is the investment club a non profit organization willing to open the books and balance to zero every month or is it an organization trying to make a monthly nut??

Run the same in all units so I just buy full rolls, from the factory.

Also, the amount of the loan plays a big factor. I

I understand that continuing a relationship is very important regardless of the time factor. I