However, if the property is a long-term hold, the lower interest rate with a prepayment penalty can often result in better overall returns.Another consideration investors should evaluate is how prepayment penalties are structured - whether it's a declining penalty over time or a flat fee - because this can significantly impact their profitability when selling earlier than expected.

The current use of the property as a two-family dwelling significantly impacts its value and marketability, which is distinct from single-family homes.The initial appraisal comparing your property to single-family homes is likely an oversight, as multifamily properties are evaluated differently due to factors like rental income potential and investor interest.

Keep an eye on the STR regulations, and as you progress, consider diversifying your portfolio with other asset classes like commercial or single-family rentals for added stability.

Then a Civil Engineer, an Appraiser to determine what having a four unit would be worth, then a loan using the evaluation.

How are all the lawsuits progressing. 

i have up to 50k dry powder that i'm currently evaluating various ST instruments to invest in. 

Due to past poor management of the environmental infrastructure, the river has become illegal to swim in in certain parts, and after rain falls the entire river is off limits to swim or fish in due to the heavy amounts of pollution ending up there that the city has not had the infrastructure to deal with in the past.But this all began to change in 2017, when the Virginia General Assembly passed the largest infrastructure project in Alexandria's history to make the Potomac River swimmable, and fishable by the year 2040, and they have made significant progress recently with the completion of the 2 mile long, 100-foot deep Waterfront Tunnel named Hazel.Named after environmental activist Hazel Johnson, the Hazel Waterfront Tunnel will prevent millions of gallons of combined sewage from polluting the region's waterways.

Please keep us posted on your progress.

QuickBooks Setup:For flips, I’d use the following accounts:Flips in Progress (Inventory)FIP - Purchase PriceFIP - Buying/Closing CostsFIP - Rehab CostsFIP - Holding CostsFIP - Selling/Closing CostsReal Estate Cost of Goods Sold (COGS)COGS - Purchase PriceCOGS - Buying/Closing CostsCOGS - Rehab CostsCOGS - Holding CostsCOGS - Selling/Closing CostsAt year-end (e.g., Dec 31, 2023), move flip costs to inventory and back into COGS on Jan 1, 2024.

Account for property management costs if you’re not managing it yourself and compare financing options.Tools like Rentometer (rental rates), BiggerPockets Calculator (cash flow analysis), CoStar/LoopNet (market data), and PropStream (property details) can help you evaluate deals effectively.