This is a pretty good step in the correct direction. 

You are correct in saying that good deals are hard to find in our hot market but I'll be glad to keep an eye out for you.  

In principle, you are correct also about doing eviction and all steps necessary, but I have a full time job and manage 22 doors, and its easier for me to find peace and save money in the process.

Thank you for your reply Wayne. 

@Arlan Potter thanks for the reply.

We only own 1 duplex where we've directly encountered this same decision set.Broadly I think you've summarized your options correctly. 

It’s in Dallas Fort Worth area with around 6% cap.Some value add opportunity to raise the rent and potentially exit in 2 to 3 years.Current calculations project and IRR anywhere between 15 to 25%.Should I purchased now or wait until later next year, can expect potentially recession hitting or market correction; where I anticipate having a better deal to buy.

@Jason DiClemente Hi Jason thanks for the reply and the info I appreciate it

@Theo HicksThanks for the reply.

@Adam Temel brother you gotta @ me or i won't see that you replied.