I'm looking to see what my ROI is on the townhouse to see if I should 1031 exchange into a better producing property, or continue to use as a rental.Considering I had to put 10% down to purchase at the time, using rental property calculator.....

Stereotypically higher end properties have less evictions and low end has people leaving in the middle of the night.There are a ton of cities, in a ton of states, that will produce SIMILAR net returns on average. 

(OFFENSE)Answer:I'm focusing on what produces the maximum profits with minimum time commitment.   

The ability to produce much greater cash flow than long term rentals.

@Josh Fralish Congratulations on trading in a liability A.K.A the boat for an income producing asset!

You can buy another 4 plex in MN for that same price point and have 7 units that are income producing that you can manage since it's close buy.

I may switch to that in the future if it makes sense. that's why Lori has the transaction coordinator she writes the contracts the coordinator makes sure every thing is signed and all disclosures are done and that all dates are adhered to etc etc.. then if she is in the field or whatever she can contact the coordinator day or night and send docs where they need to be sent.. help with scheduling etc.. its a great service for top producing agents that's for sure.. 

Find a realtor who is a high producing buyer's realtor in your market. 

I've enjoyed the game of learning investment stocks, but I am looking to get into assets that I have more control over and that produce better cash flow. 

In all cases if they can not produce proof of funds or preapproval letter I do not show them as viewing inside often requires these documents.