@Jay Hinrichs Thanks for the advice but I have quite a few years experience but because I was ill for several yrs I lost everything.

Contractor's painters are employees with 10-20 yrs tenure with company.   

I am very local and have been telling investors for 1.5 yrs that this type of market was coming and it arrived about 6 months ago.

You are adding an extra expense every 5 yrs to repaint.

So far all 4 properties have relatively new roofs (<7 yrs. old), furnace's are all 3 years or less. 

So, if the previous owners have passed and the housecwas vacant 9 yrs.

Many of these buyers have been around 8 yrs or less, and seem to forget two key fundamentals that impact investment real estate:1. 6% interest rates are not historically high.  

I have a few old properties (around 100 yrs old) in Tampa/St Pete that I am considering selling.  

I called it “hell house” and it took me 7 yrs to finally get rid of it after losing lots of money and time, but I did learn by my mistakes.

Below are the key data points:- Gross Rental Income: $118K (I received the rent roll list from agent)- Effective Gross Income: $112K (I'm assuming a 5% vacancy factor)- NOI: $56K (I'm assuming 50% Operating Expenses - inclusive of 10% property mgmt costs, repairs & maintenance and CapEx reserves)- Recommended PP: $623K (Market CAP rate is at ~8%; I used 9% because I want the Cash on Cash return to be 10%+ with a 30% DP at 7.2% interest rate and 30 yrs term)- The asking price is $1.25M.