My goal is to invest some money and make a healthy profit. sort of like a CD only one that actually pays out more than 2% interest!!

We live in a desirable area south of Nashville and property values have been on a healthy rise.

They're now performing nicely and my CoC is good - but I'm starting to wonder if I might not be better off just selling them at a healthy cap rate to some else who wants solid turnkeys, so that I can turn around and do it again.

Even if you have a property management company in place it still requires your time and attention to create a healthy return.

I tend to analyze my properties in terms of total return - the equity I believe I'm buying on day 1, plus a healthy amount of cash flow on rents.

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So long as there are healthy reserves and the board cares about maintiaing the building, the normal dues cover you.I don't budget a specific number personally as I have enough cash to take care of those one off expenses if and when they do arise. 

We have tentatively chosen Dallas-area as our first market to dive into as it seems to qualify for the signs of a healthy market (population growth, business/landlord friendly, etc). 

But, you can see- if done right- you can make a very healthy profit.I expect you're building new - because of the potential upside. 

Without a capital partner, you will need a healthy balance sheet to move into larger deals if that is your goal.