The people who struggle here usually underestimate those factors.One thing I do differently than most: I share actual performance data from my rentals—purchase prices, rehab details, rent numbers, lessons learned, and backstories.

In essence they are a PM and asset manager, with the goal of ensuring your asset is optimally performing.

Your actual property taxes alone on that will be over $10K a year in 2025 and don't forget about that supplement tax headed your way.I would suggest keeping the others and maybe changing to LTR if that will give you consistent cash flows.  

Getting a well performing quad would be great to season for 4 years. 

By targeting better locations, leveraging Section 8 for consistent cash flow, and balancing low acquisition costs with high guaranteed rents, you've achieved impressive results like $1,100 in net cash flow on a single property.

Visual inspection is an inspector going into a unit and performing a walk-through inspection visually inspecting the condition of the paint.

How would you identify what commercial brokers are doing consistent business in your market?

Come to think of it, though, I can't imagine why they wouldn't let me perform one just to understand how much I can offer.  

@Katie Lyon Because our weather is more temperate over the winter months, we have much more consistency in demand across all times of the year, so typically the market stays fairly consistent through all seasons.

We sometimes get buyers who have highly unrealistic expectations on performance, ease of self-managing and other aspects of owning the home.