Once you get hit with a $675 to $750 HOA the NOI will become more of a debt service coverage.I would sell and if you get hit with a tax just 1031 Exchange it into the new purchase.

Is that based on an actual study or your personal experience?

I know that many of my fellow investors buy in the actual city of Detroit and their furnaces, water heaters, etc. are stolen from their properties. 

. #2 because most property managers are too overwhelmed with the volume of units they manage to give you personalized, meaningful service. 

If you already manage your 4 properties, you can build on those systems you already have in place and offer your services to other landlords and investors.

I actually work for a global real estate asset management and investment firm (mostly commercial, logistics, multi family etc) and have always loved this asset class.

The Buyer agrees to use commercially reasonable efforts to secure such financing within [Number] days following the execution of the PSA.Closing DateThe closing of the transaction (the "Closing") shall occur on or before [Proposed Closing Date], or such other date as may be mutually agreed upon by the parties in writing, subject to the satisfaction of all conditions precedent set forth in the PSA.Condition of TitleThe Seller shall convey to the Buyer good and marketable fee simple title to the Property by warranty deed, free and clear of all liens, encumbrances, leases, tenancies, easements, restrictions, and other exceptions to title, except as may be expressly approved by the Buyer in writing.Property DocumentationThe Seller shall deliver to the Buyer, within [Number] days of the execution of the PSA, all documents and information relating to the Property in the Seller's possession or control, including but not limited to, title reports, surveys, environmental reports, leases, service contracts, permits, and warranties.Non-Binding NatureThis LOI is intended solely as an expression of the mutual intent of the parties with respect to the proposed transaction and does not constitute a binding agreement, except with respect to Section 9 below.

My business exists specifically to help close deals with deceased owners/probate issues all the time all over the country.I actually decided to “wholesale” the deal and was supposed to close today but it’s a little shaky-but supposedly he’s back onboard after having to explain some things that can be done with a tax certificate vs a tax lien property in Alabama, so we’ll see.

The last thing you want is a buyer having expectations of how a home is going to look and then be disappointed when they walk in bc the listing photos present the home differently than it actually is.2. 

Hi Ram, I actually like Columbus Ohio because I see it being one of the biggest metropolitan cities in the next 10-20 years, all signs are pointing here!