You will probably regain the commission in the form of a higher sales price with a expert level agent. 

Upper levels with slanted roof lines cut into living space which is very outdated and much of it becomes deadspace. 

It takes a certain level of QB knowledge to set it up correctly.

It takes a certain level of QB knowledge to set it up correctly.My General Recommendation: Spreadsheets are usually fine for your first 1-3 properties. 3+ properties, you should use a software.

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.: Quote from @Colby Easterling: I did not reply earlier but yes, that is essentially my plan.At a high level the way I think about my finances is I need x to retire (my number is about 2.5 million). 

Even including modest appreciation and equity pay down, the ROI is between 7% and 12% for a non passive holding (not good for an active holding)I can easily afford this level of negative, but do I want to?

This level of service is NOT typical for the Lehigh Valley, and it’s certainly not what we’ve experienced with our PM or others we know in the area.A property manager should be proactive in tenant placement, responsive to inquiries, and transparent about efforts to fill vacancies.

If you are able to do this at the municipal level and your numbers are correct, this would be a good investment, but there are a bunch of assumptions here.

I have worked in real estate debt since graduating in 2021, so I have solid (but not expert level by any means) experience with underwriting multifamily properties.