This deal would need to have a huge value-add component to make sense.

It's new and I'm still learning how to utilize all its components (it has phone, text, email capabilities, calendar, and CRM in one!)

Digital punch card companies work great but I would tread carefully with GPS tracking especially if these are people that you plan to work with again as heavy oversight can be detrimental to morale because people feel as if you don't trust them (which you may not) but as long as you have a licensed and bonded contractor you should be ok.

Selling 2 and buying one larger piece of investment real estate is the same thing with one added component.

So size is not the only component to the equation.When getting a loan the larger apartment buildings you can lock in longer term debt for retirement versus a 5 to 7 year commercial loan from a local bank.The books are generally better to evaluate on larger buildings versus an owner operator of 20 units or under.

It is just as important to make sure your cost of repairs are accurate and you don't forget to check on some of the big items like the foundation, mold in the attic, structural components.

Many landlords, including myself, have in their lease that its a requirement of the tenants to get insurance coverage on all major components in the house, such as the boiler, hot water heater, range, dishwasher, washer & dryer, etc.

The primary component of returns for SFRs is usually driven by appreciation because you are competing with owner-occupant's bid prices for the asset.

Questions like the condition of the property of all major components, the circumstances for their response to your mailing/call/ad, their level of urgency, loan amounts, what they think the property is worth... based on what data.

As for code violations from the City, they can happen at any time, so my point is that you should be ready with cash reserves should this happen and unfortunately having four duplexes with FHA loans with low cash flow per duplex, can be detrimental to the checkbook.