OR they are a very small, very novice "Ma,Pa" operation aged out, dilapidated, not really much there to be honest and after years of decline now retiring out.   

Quote from @Sateesh Kumar: Thank You this is helpful but would like to know if it's generally considered a good idea to sell a residential multifamily (up to 4 plex) and invest in commercial real estate ( not just Oakland) given the commercial multifamily has been seeing a decline recently  I would not do it, partially because the rules are different but also because that decline has just started.

Not sure what the market is like in Milwaukee but in North Carolina, rents are declining at about a 1.5- 2% rate YoY and with the supply increasing, it seems as though they're not tapering off yet. 

The housing authority is a bit like a co-signer for the lease so they would just decline to sign on grounds of an unqualified property and the lease would never execute.  

Also, a heads up that a typical loan assumption will take 60 - 90 days on average, so be prepared for a long closing period.In our current market we have seen home values decline since 2020/2021/2022 so there may be some motivated sellers out there who need to sell but their loan is now greater than or equal to the value of their home. 

Do you think we'll finally see a decline?

Awesome thanks for the insight I even offered them hotel stay through my property manager that they declined having the mold remediation done this weekend 

Plus if you do not have a well established team to get your project finished up before the end of the summer selling season, you may not get the return you were expecting as holding costs and declining values are eating profits.Option 2 sounds like a safer bet, but yes you will have to cover some expenses and may have to carry the property with your own cash until rent prices appreciate enough over the years to cover your mortgage payments. 

Cities are running out of market fuel due to drenched inventory and declining home sales prices.

While she was a very attractive woman, I politely declined and drove to the courthouse as fast as I could to file for an eviction.