Why did you decide to self-manage this time instead of giving it to your property manager? 

@James Landsford That punch list is a lot of work that won't necessarily help with you increasing rents over time.

This may be an opportunity to remove the tenant, refresh the rental, and increase rent significantly with a new tenant you've selected and trained.4.

It's more geared to self-managing landlords with smaller portfolios.Re:vehicle information.

A second option you might not have considered is self directing your 401k.

A high property tax rate will increase the taxes more quickly as a percentage of total expenses when the property value increases.

Being a Teacher and self managing your investment home... 

The reason I say this is that with a 5+ unit a lender will evaluate based on NOI and a cap rate, so adding a 5th unit COULD (or could not) substantially increase the value of the building and make it worthwhile to refinance and pay off the existing loan (that is tied to the "old" quad) anyway.

IF my numbers are truely "too low" I just looking gain confidence in how I am analyzing properties and estimating repairs.  1710 10TH AVE N, 37208: https://docs.google.com/spreadsheets/d/1B0CoSbGxQFbRBVzXBERw...6121 Southampton Dr 38119: https://docs.google.com/spreadsheets/d/1a3WBEcgv2SMggu5P2HrK...2014 Salem Mason Dr, 27208: https://docs.google.com/spreadsheets/d/1Jzr5TN9PYhuiFuD2THLb...Spoke with a seller yesterday, before I go with these numbers I thought it best to ask for some guidance. 

DM us if you'd like more info on the Detroit market - which increased another 20% in 2024!