Quote from @Conte Cuttino: Makes sense @Andrew Freed so say if we I can make it additional legal space, do you think the 107K left in the property for the return is worth it or should I sale and move on? 

If things work out, we'd like to have at least 1 additional property before the end of the year and have 8 in 8 years.

Prices a few years ago were based on expectations of (in addition to interest rates staying low): - Then current operating cost assumptions (like insurance cost expectations being flat)- A seeming disregard for record levels of new inventory / supply hitting the market- Extremely high inbound migration expectations which are likely to not be met, due to both natural disasters and the boomerang effect when people from California or the Northeast move to the American South and hate every minute of the humidity, the large and relentless swarm of insects, and the occasional hurricane. 

In addition, education can only teach you so much - what type of experience-based learning do you receive when joining these teams? 

Additionally, his credit is not the best, and he has limited funds for a down payment.Any potential options or solutions that may be available?

The unobstructed water views for both front STR units can be challenging to determine additional value compared to other 3-unit properties without views.

In addition, due to them being eligible for conventional non-commercial financing they typically have lower cap rate than 5 units and more.  

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

Principal balance currently at 314kProperty Details: It's essentially a "2-in-1" property, with the main unit rented out for $1,900/month and an attached ADU bringing in an additional $1,200/month.

Additionally, we are approved with the Better Business Bureau (BBB).