It compounds your problem because even tho you can have excellent cash flow they won’t account for it in your debt to income analysis.

Excel might get you where you need to be but quicken wood be considered a business expense and its probably easier to learn how to use it when you are working with smaller numbers.

Received healthy opposing comments; some with excellent advice, but I went with those who advised me to hang on to it and not sell - based on my buy and hold strategy.  

This would be a pretty good product if you had no other options.2 units on property - Is one unit larger than the other? 

BUT - I wouldn't feel "right" marking up my product so much that it wouldn't be passing appraisal (which happens a lot with memphis invest).

I have excellent credit and no debt except real estate.

Example if the kids are playing in the backyard you would not be able to see them from inside the house (unless u were in the 3rd bedroom) 3) ARV price, not so concerned with this because people will pay top dollar for a turn key product.

Also, excel gives us IRR, xIRR, MIRR, xMIRR, so convenience definitely plays a role. 

That's a play there, but land is so expensive now that unless you buy it years in advance, your upside potential is going to be limited.You might have some luck with manufactured park development as there's a growing need for that product, yet it's not sexy and so no one focuses on it.

The tenants (older married couple) are excellent, have been there 4 years, very low maintenance, mow the grass.