I have an opportunity to make a quick 30k in equity, but only cash flow around $25 — if I look at long term appreciation, that seems to make sense to me, but am I overlooking something and trying to make this work?

There's no guarantee that there will be more inventory in the spring, and you should just continue to look, and when the right opportunity comes up, just grab it regardless of the timeline. 

Given statement of condition, I would think value-add is the opportunity at hand.

Given your criteria—affordable multifamily opportunities, a mix of MTR & LTR, and properties that sustain themselves—I’d encourage you to take a serious look at Memphis, TN.Memphis offers a strong rental demand due to its affordability, job growth, and a high percentage of renters (over 50% of the population).

I have always sought out those that I respect and asked for the opportunity to talk.  

So, that even if they change jobs more often they are never out of work long and often they change jobs to seek a better opportunity.

Sphere of influence purchase - off market opportunity.

One reason eastern KY really lags behind is that they don't have a lot of employment opportunities and lower populations.

Let’s break this down:The case for holdingThe 4.75% interest rate is a valuable asset in today’s high-rate environment.

I feel like a quitter, but I am not giving up on my dream and welcome all opportunities to learn and continue.