Getting to 4.81 on that one out of four units is just statistics playing on you I think.  

Like smoking, it is very difficult to go back from a pet property to a non pet property without significant time and cost.Applicants who avoid the extra compensation or play games to qualify, legally or not, are not desirable tenants. 

With rent increases being so large YoY there I might just have to wait a year or 2 for substantial cash flow.Airbnb/short term sounds like a common play.

You are better off hiring the contractor, paying the fee and keeping 100% of the profits on your flips.On the other hand, if the contractor brings to the table not only the funds for the rehab but also for the purchase as well as handles all management of the rehab and the design, then perhaps an equity split is appropriate financially for you.Your next post states the contractor is your brother so with that said, things change as family is family, but the financially principle I stated above is still in play. 

Third, you have to have boots on the ground if you are doing value add plays.

Hard to be in the cash-flow, expansion phase of your journey playing with a balance sheet / capital pres hand.   

I will say that mid July to mid August is always the slowest selling season for me personally every year so that could be playing into it some.

We found one that has helped us scale our multifamily business and I cannot stress how big of a role they played in helping us.

@Alexis DalPontCashout refi is my favorite play!

The appreciation has been significant over the last several years and I suspect property here will continue to appreciate over time, both from overall property value appreciation but also the rents are appreciating which helps owners with their cash flow.I personally like multi-family properties the most, especially for newer investors as the properties being sold are often in such a condition that allows for cash flow to come into play after some renovations or lease improvements in the first couple years.