If the mortgage fairy came along and waved her wand over your property, causing it to suddenly be paid off, would you reduce your tenant's rent by the amount of the payment you no longer have to make?

Look for what appears to be a wave in siding or trim...it too usually indicates rot.  

Given Richmond's proximity to everything, it's going to be ground zero for the next wave of gentrification.  

Investors, myself included, end up with some hand waving justification for one or the other without really proving anything mathematically.The impossible comes from things you can't really know like cash invested vs amount borrowed, interest rates, appreciation, rent increases, the sale price, your tax rate, whether you can put the proceeds from either a sale or cash flow back to work at the same growth rate, etc.None of this matters if you have a preference for holding over flipping or vice versa.  

*waves*.

A lot of successful experienced investors on this board brought up legitimate points regarding the numbers provided in the title I respect the fact that this board is not a bunch of cheerleaders waving pompoms 

If you are trading out of SFR into MF for the sake of riding an appreciation wave, then the advice given by Paul Timmins is spot on.

Why not ride the waves rather than trying to swim against it? 

The huge appreciation wave is over for now IMO.

In the same way that I see a tidal wave of inflation, Julie and I have been watching a steady flow of wealthy people migrating to city cores.