(And yes, I know commercial insurance will be more than residential; even my lenders are telling me the rates that I am getting are super high.) 

The Feds won't be able to increase the Interest rate, because the US debt level has gotten so high and banks are still under stress with low prior loan rates, but high interest costs.

Biggest thing IMO is getting close to the train station and have a high quality units that may not look attractive on paper the first few years but will have the ability to raise rents consistently long term. 

Home prices in Massachusetts are way to high and I don’t have the 20% right now for a down payment. 

Expenses sound high, but 6 1/4% plus appreciation for doing nothing, sounds good to me.Does anyone else in this group have a condo hotel? 

Another key aspect of creating generational wealth is investing in high-quality properties.

Best to start the process to sell.If you decide to keep it, you should talk with the contractors - you don't need to do high-end renovations for a rental.

Year 3 we achieved a 10% rent increase across the portfolio, but have incurred high turnover and vacancy costs.

I will highly appreciate if you could review the final numbers before i share them with potential LP's.

Selling some property to pay down high-interest debt is good, but also consider looking into ways to refinance or leverage your existing assets for better cash flow.