Thanks to both of you guys.I'm planning this sale as a cash deal, so no real estate agents and the buyer has several other duplexes in the Peoria area (3 of them within two blocks of this house).

6 properties over 6 years is impressive.If you continue on this approach, you may be able to do better than 1 property per year if you make more money with your employer and are generating cash-flow from your renttal properties.Why switch strategies if you have something working for you?

Multi fam is harder to cash flow here but we can surely find some deals.

If the property can be sold with conventional financing I am on the other side of things (and the minority) they seller financing is a bad idea due to the risk and the returns especially when considering tax ramifications The idea behind it would be that I sell using seller financing to continue to cash flow each month at a high effective rate with the amortization schedule and put a balloon after 7 years so that I can collect the full amount once the effective rate in the amortization schedule starts to balance out and not be so lucrative in my favor.I’d love to hear more of your opinion on that idea! 

The issue I see with this is that buyers are already strapped for cash enough and it is hard for many to come up with a down payment so many won't be able to afford to come up with these fees and still have money left over. 

Looking to cash out 350k in 2-3 wks. 

(Fortunately, we were insured)Emergency Fund: Always have extra cash for unexpected events.Tenant Support: Keep good communication and support your tenants through tough times.Final ThoughtsThis July 4th was a disaster, but it’s also a stark reminder of the unpredictable nature of real estate investing.

Any suggestions on good locations for cash flow properties for multifamily of 20+ units?

They all generally seem to be negative cash flow about 99% of the time.

It's a strong cash flow market.