When the thing dies (which is not nearly as far in the future as you may think, LEDs have been getting cheaper and shorter in lifespan) you will have to replace the entire fixture.Light bulbs exist for a reason, there is no reason to replace a fixture because the lighting portion failed.

I am selling the LLC on an installment sale to the homestead buyer.

However, I could use the profit from the sale for the new home.

Not a lot of 4 plex for sale, and pretty rare a single story 4plex in my 25 years of experience. 

The reason is the rent-to-price ratio is good so you can cash flow, and most of the West side doesn’t have a Point of sale inspection which is really annoying.

However, in some counties, they may reassess based on the LLC's sale price.

It seems the only affordable option I have is to find a SFH mother daughter which don’t come up very often and rent a portion out while I live in.

I'm not really a sales guy

My tenant has repainted portions of the unit without telling me, but planned to repaint it back when leaving. 

This is an example of a non-appreciating "asset". https://www.zillow.com/homedetails/785-Dallas-St-Memphis-TN-...Sold in '01 for ~$10kSold in '02 for ~$55k (That's awesome appreciation or an unsuspecting buyer geting ripped)Sold in '04 for ~$61k (I would suspect foreclosure sale here as it quickly sold again for substantially less)Sold in '04 for ~$21k (This is probably it's actual value and someone in '02 got ripped off)Sold in '23 for ~$26k for an appreciation of ~24% over ~twenty years that's roughly 1.2%/yearThis is a random house on Zillow: https://www.zillow.com/homedetails/766-Neptune-St-Memphis-TN...Sold for ~$98k last May and sold again last week for ~$40k.