Which is to say, if math is not a thing, then you'd make tons of money!

However, if the property still cashflows with a property manager expense, I would use a manager, just do your homework on the property management team.

Do the math and the math tells you what to do. 

I was a math major in college. 

The key to managing risk is knowledge so do your homework and keep asking questions on BP.

@Corey Jacques@Robin Dassy is right in the math portion.

The math gets a little complicated because you have to take into account:  The cost basis of the property (what you paid), the depreciation you took, the cost of repairs/improvements, the sale price, your tax bracket (state and local). 

The real estate agent said there is a "premium" on some of them because it's close to downtown or a college. description: 4plex, Studio Units (fully renovated)Price: $475kRents: $795(seem to be ok for the area)x 4 units=$3180.0050% rule= $1590Down payment: 30%(seems to be the norm for down payments)Loan: 332,500 @ 6% over 30 years = $1993.51---------------------------------------------------------------------Math shows I would be at a Negative C/F of -$403.51So Obviously the offering price is wrong, but what would be a good price for the property?

All the math is done automatically all I have to do is type in the information in the correct box. 

Wherever you decide to start make sure you do your homework on the area and research the people you add to your RE team.