So, they got taken advantage of.4) They didn't do enough research on comparable properties before doing repairs - so went either overboard or slumlord, instead of properly Maintaining to the Neighborhood.The other challenge we encounter often is investors expecting perfection.

Cash flow is great, but it can feel incremental compared to the boost you get from equity plays.For me, it's more situational.

its cheap  compared to what you get I found a strict foreclosure in Oregon that their site was on the only one tracking it and we made over 300k on that one deal. 

It could provide more cash flow but your leverage would still be less due to the total value of that property compared to the 4plex3) Is there an easy way to understand what price range I should stick to in my area, and should I focus on the best market or focus on the best price for properties? 

One of the agents @Eric Fernwood has posted several times on BP with charts and graphs comparing Las Vegas and a few other cities, appreciation over the years, etc.

You have a good rate compared to current rates.

so every step is tougher.2. you don't really compare the interest rate when purchased and the interest rate when refinancing - that is apples and oranges. 

My understanding is that although it can work, these types of legal agreements have big downsides compared to sub to.

Out of my 32 properties, I’ve seen insurance rates drop by up to 40% on renewals, and property tax increases are finally slowing down compared to the crazy jumps we saw over the last five years.

You could also get a couple different agents in the area to get you good comps on what to sell it for and compare on what they say the out price can be.