Their record doesn't care that they are living life straight, it sticks with them, so finding other housing is TOUGH which equals low complaints and low turnover for you.What you need to look out for is a pattern of recent bad decisions.

All rents being equal, is there any benefit to turning the 4-plex into a duplex?

This is why I charge a deposit equal to 1.5x the rent.

Default provisions may be designed by state law, but many times, providing a deed-in-lieu-of-foreclosure (quit claim deed) held in escrow to be filed after thirty consecutive days of default in payment can be something that makes it more attractive to a seller and can be a trade-off for a lower rate or less in the down payment.And, in the pre-payment realm, having a penalty equal to the tax liability (especially in the even of default) can be an issue.

The deal is for electricity.It seems like everything I read about NPV referes to equal installment annuities.

So here is how your deal looks:$600 gross rents, less $300 expenses, less $175 HOA expenses equals $225 left over for debt service and cash flow.Lets assume you pay only 93% of list price, your purchase is $28k.

You yourself posted a study of over 1,000,000 apartment units that showed EXPENSES equaled 50% of the SCHEDULED MARKET INCOME (not the ACTUAL INCOME).

This question can go a million directions depending personal circumstances and knowledge, but assuming location and quality of the properties are equal, and you have knowledge in both arenas(very important, stick to what you know) I would go with multifamily for the long term.

For me, the breakeven point is when the cost of the exchange is equal to or greater than the amount of taxes I would save by doing an exchange.

Although not all offices are created equal (and I've worked for KW in different states) the Company philosophy is the best out there!