Started doing some DM Marketing, driving for dollars, finding eviction records, tax delinquent etc.

Those are the factors that keep you wanting to hang onto it. 

(I imagine this would depend on a number of factors, but I’m at a loss on what to compare a USDA-guaranteed offer against.)

Pros: -Most major cap ex fixes are covered-A lot less to rehab if bad tenants- great HOA can fend off bad neighborsNegatives:-If problem happens between units can be a headache-tenants tend to not stay as long-bad hoa can cause some issues There is many factors for you to determine- each situation is different

Factor in property management, regular maintenance, insurance, and capex you'll probably be at a loss.. it might cash flow/breakeven if you manage it yourself but I wouldn't calculate it that way.

(ps- my partner is a GC and his employees would be doing the labor- so the material cost is the major deciding factor here).

I just made a profile after a long drive for vaca from MA to NC listening to audible book about real estate investing.

My thinking was even if I'm not breaking even on cash flow: 1: I can afford to pay a few hundred dollars more out of pocket every month, and 2: When you factor in the Rate of Return on debt pay down and the Rate of Return on Appreciation it should come out as a solid investment over time.

My 30 year fixed rate was 3.2% due to my high credit score and other factors.

@Michael Clay There are a ton of other factors you should take into account.