Others noted that the appreciation play could make it worth keeping, I tend to look more heavily on appreciation since real estate investing is more of a long term game.

Redeveloping into mixed use live/work/play projects has been the most common proposed solution the past few years in my area. 

You will learn the cost of maintenance/cap ex and how tenant quality plays a big role.  

A 4-plex would be ideal and you could play around with doing 1 long-term, 1 mid-term, and 1 short-term, plus you, if it works on your area to upgrade your income.

Looking for a long term play with rent stability more than making huge cash flow.

When you go to sell, Montvale requires a certificate of occupancy so this issue has to be resolved in advance of a sale.Although I am not a lender, I assume you will not be approved for an owner-occupied mortgage on 5-units if it is a legal 4-unit without some type of mortgage fraud whether in reported rents, units, or another legal document or representation (very very large issue from a legal perspective with multiple arrests in the last year for anyone playing fast and loose).As far as the DCA, I would recommend coordinating your work with the city with the DCA.

Money makes you happy only so often.But a good place to work keeps you happy every day you show up.Yes, 𝗺𝗼𝗻𝗲𝘆 plays a vital role.But 𝘸𝘩𝘦𝘳𝘦 you work?

We're probably not going to take the risk if we're busy agents to play that game. 

I would only consider Decatur for a cash flow play, not an appreciation play.  

Basically its a big credit card that I can now use for any business related purpose, in my case Ill use it to do more deals.So here is where the 8 unit comes into play.