The C rentals still cash flow better, but the difference is marginal and honestly not worth the extra headache. 90% of my gains have been through appreciation and forcing equity through value add.

As you gain experience and tackle even bigger projects, you'll realize that what once seemed like a mammoth deal becomes totally doable.When it's crunch time, there is no room for improvisation.

At the same time, my market appreciates well so I gain significant value by holding on for the long-term.

Yes you are losing out on market gains but you are gaining appreciation on the property, cashflow from rents, tax benefits, etc..... 

While I haven’t chosen a specific niche yet, I’m leaning toward purchasing a multi-unit apartment where my 20-year-old son could live and help manage while we rent out the other units—essentially a form of house-hacking.So far, I’ve connected with a few real estate agents and gained MLS access, which has been a great starting point.

There is realized gains & profits, and UN-realized gains and profits.

So the initial appraisal for the refinance was good at the time, but now the As-Is is not gaining traction with buyers.

There was something in it for both of us.You have to find some sort of common ground or gain a lot of trust to show how serious you are about this.

Being that I get taxed at a higher rate for wage earnings then i do for capital gains I actually take home more for way less work.

Consider the "2 of the last 5 year rule" to avoid capital gains.