I follow the 1% rule and the 4 square method.Is there something I am missing or are some realtors just trying to dupe newbie investors?

I used Cozy.co for three years with no problems. The transition to Apartments.com has been nothing short of a nightmare. The lady I spoke with today in support said they literally have thousands of complaints. In my c...

But You’re going to owe $20k in capital gains tax if you miss deadline so it’s safe to pretend any offer you get is the same as $15-$20k more in October. 

Feels like a good deal but what am I missing?

These are the things missing from your question- which I think we need to know to help you frame your mindset.  

Including the upgrades will mean that I now will be paying for them long term through my loan correct or am I missing something?

Which I think is pretty accurate looking at the past expenses from my other rental properties.I figure if I shoot for 20% if I miss my numbers and it ends up being 12 or 15 I'm still happy.

Is there anything I'm missing here?

You could have made your same sell argument last year and missed out on that $30k.

Unfortunately if you miss that notice, you could be automatically committed to another year.Lastly, there is information your PM will owe you after you separate.