This home has little cash flow and I was thinking i will hold long term but i am thinking if i should sell (will buy some Multifamily If i decided to sell with some extra cash) home this home or keep it.

From reading your post, it seems that your monthly cashflow might be in the negative with all expenses considered.If you don’t go with the above, then you’ll be dependent on whatever you have set aside for cash reserves to keep the townhouse running.

The area and price range you mention  should go  very  quickly regardless of the time you list the property... when you sell - you can also ask the buyer to provide you with an extended closing date or lease back ( if you need some extra time before needing to move ) . 

Purchase price: $450,000 Cash invested: $13,000 Bought this single family in Woodbridge to get out of an apartment in Old Town Alexandria and scoop up another property.

I'm taking a the Multifamily/commercial RE route to increase cash flow and timelines. 

If the cosigner/guarantor owns real estate for example, any unpaid judgement will become a lien on that property and raise the odds significantly for eventually getting paid.If the cosigner/guarantor doesn't have assets like real estate to go after all they are offering you is a promise and last I checked you can't cash a promise!

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

I think your best bet here is a DSCR cash out.

There are many high demand section 8 communities in Michigan because not all landlords cater to section 8 so tenants are happy and stay if you provide attractive housing for them.To Your Success!

If the investor is paying cash then it could be more negotiable.If the investor is a developer this is probably all out the window.