Also, if it fits your budget and your business needs a write off BPCON lives up to the hype. 

It seems most off market deals I've found have been from larger acquisition groups.  

If I had to leave a takeaway from this post before getting too far in it would be that whatever goals are had you have, we have these goals for a reason and typically it does not go exactly as planned but even if it doesn't go as planned, we can pick up where we left off and give it a fresh start.

I just closed an off-market 8 plex for a client.

Then continue to scale - don't try and retire off one deal

I think your starting point is off - way off. 

I'd sell because you are reaching the time when you lose the cap gains exemption and that $24K would take over 2 years of renting to get back.I had a condo that I owned for a long time and I sold it despite it being paid off and having long term tenants. 

Quote from @Jackson Harris: Quote from @Justin Brin: Quote from @Jackson Harris: Hi Justin, first off this is great and I'm glad you're looking at these trends before going forward. 

Purchase price: $270,000 Cash invested: $54,000 A multi-family upper/lower duplex in Ankeny found off-market during COVID.

He was a realtor based in the Midwest (I think the greater Chicago area) and was talking about off vs. on market deals and the importance of choosing equity over cash flow.