When I ran that same property in BP (preforeclosure) it gave me an EMV of $71,003 but, also on BP, in the 'Find Deals' tab, it gave an off-market value of $116,660 and on Zillow it is zestimated at $93,600.

We have been long term owners for many years and have recently decided to make the move to medium term on 1/2 of our duplex to test the market.

Not much 4 units come on the market that is turn key.  

I suspect the jobs market and economic data is going to come to light after the election which will show the economy is not as good as we thought and potentially provide a little more relief on interest rates.

What do you think stagnant $/sf values alongside rising rental rates & absorption mean for the health of the market?

Purchase price: $127,000 Cash invested: $20,000 Off market deal from a relationship when tenet left aesthetically rehabbed the house and is now cash flowing rental.

You probably have heard to join the local REIG as what you will find from the courses advertised everywhere anymore is that they offer general information that in many cases does not fit your market or state requirements. 

They're in every market. 

They tend to sit on the market.

I was thinking about an strategy of doing Cash Out Refinicing putting that money in the stock market (distributed in ETF and some "safer" stocks) to get around a 6% anual return (estimating that low because is the "standard" average, however my current stock portafolio has a cummulative return of 66% in the last 4 years).