If the 16 unit complex is cash flowing the same as the 16 units comprised of quads, but the 16 unit apartment complex is half the cost, it sounds like the half cost option is far better. 

You can learn a lot from someone who's spent a lot of time on the property, and it doesn't cost you anything as long as you're polite and respectful.Lastly, you'll want to be ready for the tenants to ask YOU some questions as the buyer or agent. 

I saved money on the labor cost by doing the work myself.

I was told that it will cost $8000 for the modular which is a 2 bedroom unit, the shipping is $20,000.

I can get the sentricon bait system that will average out to a total cost of $484 per year over 5 years.

Set up the LLC business bank accounts.Moving to an LLC increases costs, work, and complexity.

Partner Driven financed the E Church Street deal using its own capital, covering the $200,000 purchase price and $5,000 renovation costs.

In person its a place I could see maybe doing an investment or two in but its not where I really want to set up shop (I mean that literally; set up a home and also set up a wood shop - so I can build custom cabinets and stuff).If Santa Cruz, CA ever goes on sale then I'll go there and suck it up with CA laws and cost of living, but for the foreseeable future it is not even a remotely viable option; I looked at a fourplex there generating $10k in monthly income and priced at $2,700,000. 

.- It's been well kept- Between transaction costs (e.g. broker fees, transfer fees), capital expenses, tax recapture I would need to sell it for $1.9M to break even.-  At it's height (2022), it could have sold for but $2.7M. 

I am told that it is more expensive for sellers to accept VA offers because of Termite inspections and repairs and many other costs.