@Beth CannonHere in NJ for extended cold weather the system stops providing heat as there are no heat elements in the atmosphere to extract from.

They were meaningful to me as objects - I spent a lot of my young boy days assembling the collection of Mantles, Mays, Clementes, and the like - and they've experienced massive appreciation, which is nice.

But, appreciation is ONLY meaningful when you sell or refi.  

Their why will tell you why this is meaningful and why they will work hard for you.

I don't consider price per SF to be very meaningful.

I think it's going to be hard for people here to provide meaningful recommendations or thoughts with the info you've provided. 

There's places in this country like WV where there's no sign that they will have anything to replace extraction in their economy.

@Sam WishIt's going to be hard for many here to provide meaningful feedback as you seem to be framing the issue appropriately. 

I feel like I’m very blessed and lucky to be in my current situation and that I could be better utilizing my financial situation to build real wealth instead of clawing away at it annually via W2 wage income only (and saving only ~$70k/year).Unfortunately when I model out deals, with today’s cap rate environment, I can’t find anything that generates meaningful levered free cash flow.

-Duplex listed for $345K (two 3/1’s with yard .38 acre)-Now under contract for $325K (seller attempting to make $25K in deferred maintenance repairs)- My wife is broker- Currently rented for $2650 (7.1% CRate)- C+ to B- property in B to B+ location- We will manage- not much of a value add in near future, likey 6-8 years before any meaningful improvements- approx 170 MF units built 3 years ago and another 170 units starting now in very close prox. (1 Br is $1250).