There is a cleanout (pvc) fairly close to where the pipe exits the basement.There are no tree roots from here to the street.

A few of the units around me dropped their prices, but even then they wound up renting to people that I rejected due to any number of reasons, so the season has definitely thinned the pool of good prospects.My units show well and are all updated, but I have fairly high criteria (650+ credit, non smoker, 3x rent) so it may also be a factor.

I'm usually fairly conservative, especially for SFHs on these items.

That can be done fairly quickly depending on when your aunt died.  

I am fairly new to investing I own one rental and am looking to get my next one.

I know the high end of the market has cooled down, but the unit is fairly priced I just feel my realtor should have gotten it sold by now

Based on comps, to sell at a fair value, if we pay a full commission we will net less than what we paid for it, even though our house has gone up in value, it has not increased enough.

My husband and I have blue collar jobs and a fairly good, some might even say, a rather great, income.  

@Christian Brodin  I hear ya on the cheap Memphis Multi's I don't think I have seen a city with more boarded up fairly new 40 to 100 unit complex's  and you just know some west coast group is going to make yet another run at them... sink a bunch of money into them only to have them basically be cannibalized by the tenant base there...

Started looking in other states but find that ca seems to fair a lot better over the long haul.