A smart seller will have note, deed of trust/mortgage/etc. prepared by a local real estate attorney (yes, he/she may work with/at the title company) and be sure the security instrument is properly recorded in the land records. 

I'm trying to decide the smart investment decision - continue renting it out at a lower rental rate OR selling it and trying to find a potentially better performing asset to re-invest those funds in.  

Owner-occupying a small multi-family property is a smart move—you're reducing your own housing costs while building equity and generating rental income.

yes the work, is it smart move not sure. 

If you’re considering out-of-state investing, starting with long-term rentals might be a smart move.

You leave and you put your home up for rent with a realtor (smart move) or on your own (bad move).

Refinancing into a Commercial LoanRefinancing into a commercial loan to pull equity and move the property into your LLC can be a smart strategy.

Landlord shall be responsible for paying any Homeowners Association(HOA) dues and property taxes for the Property.I was wondering if I should add a additional rent clause for the sewer just so I have my base covered in case tenant try to get "smart" with the lease.I think you're fine if that's in your lease to bill them.

Selling an investment property can feel like a double-edged sword. While it's exciting to cash in on a successful investment, the looming capital gains taxes can significantly cut into your profits. For savvy investor...

The smart play would be to build a two story wood frame structure on top of piers or concrete block in most cases. 35 feet is a pretty typical height limit in most neighborhoods, so depending on elevation you SHOULD be able to build two stories on top of the elevated foundation.