#1  cash out at peak of the market... buy/hold forever is not a good strategy (at least not for some properties)#2  cut out the fat (poorly performing properties or properties with very low appreciation potential)#3  Get cash heavy to invest in other areas and other markets (switching markets, leaving texas and focusing on atlanta).  

The property is among 20 plus other 4 plex buildings, kind of like a town house community.The problem is that the price is high and there is a really fat HOA fee for the building that I can't get out of, making the numbers tight. 

I back-burnered this because of some family stuff. 

I think that there is definitely enough fat in this deal to make it work even if mistakes are made.

I also would have the most incentive on performance with the current tenants if the tenants are worth keeping.You do not want the property manager motivated to turn units for fat checks and make almost nothing off keeping a good tenant.

If you can garnish wages, then it is worth it, If they are on a government program, you probably can't collect, but you may be able to effect their entitlement check by forgiving the debt and sending them a big fat 1099!

glasstops crack...from durability standpoint, i do coils so i can replace burners as needed..with glasstop, your options are limited when it comes to repairs

I came very close to 2 deals a few months ago that didn't go through, and eventually I hit a wall and put real estate on the back burner for awhile.

You do sound pretty motivated, but I've seen too many people that are close to licensure and suddenly have a job or life change, and that process gets back-burnered. 

Oil burners need to be serviced every year.