Either way, you are taking the RIGHT steps, you have the desire; that’s obvious.  

Cash Investment Report: 4-Plex Investment in Huntsville, ALInvestment Overview Property Type: 4-Plex Purchase Price: $450,000 Gross Monthly Rent: $900 per unit ($3,600 total) Annual Gross Income: $43,200Operating Expenses Property Taxes: $4,500 annually Insurance Costs: $2,000 annually Property Management: 10% of gross rent = $4,320 annually Miscellaneous Expenses: $25 per unit per month = $1,200 annually CapEx Reserve: 10% of gross rent = $4,320 annually Total Annual Operating Expenses (Excluding Rehab):$4,500 + $2,000 + $4,320 + $1,200 + $4,320 = $16,340Net Operating Income (NOI) NOI Calculation:$43,200 (Annual Gross Income) - $16,340 (Operating Expenses) = $26,860Cap Rate Cap Rate Formula:✓ 
Cap Rate = ($26,860 / $450,000) × 100 = 5.97%One-Time Investment Costs Rehab Costs: $10,000 (one-time upfront investment) Total Cash Required (Excluding Financing): $460,000Investment EvaluationStrengths: Competitive Cap Rate: 5.97% aligns with national averages and reflects a stable investment in a growing market.

Say they sold the properties over 3 year period and could not sell the rentals together as a portfolio.Could they put the money from each sale into a DST then use the total to buy a expensive rental property?

Obviously, no one wants another 2008 situation, but I think easing up on the regulations a bit could be great for both investors and people buying homes.

Landlord will promptly respond to Tenant request for repairs but will not be monetarily responsible for tenant disruptions or inconveniences during habitable times of repairs or tenant/guest injuries incurred in or around obvious areas of maintenance, repairs, or construction.We are more converned about them expecting us to pay for their losses rather than getting recouped for damages to our property. 

You can find some absolute MTR gems near smaller hospitals that aren't so obvious but ultimately, housing supply in the area is something I'd say is more important coupled with your amenities.

Totally agree , and when a home inspector looks at a house built over 100 years ago and writes a report based on current codes . 

Our current mortgage terms include a late fee after 5 days, so they’re already paying extra each month and have to split the total monthly payment up between 2-3 payments when they get their pay check.

This would obviously require you partnering with an investor that you trust. 

Any help is much appreciated - obviously a short term rental would be ideal, but it looks like thats out the question for now.