The units need to be updated.

Use your VA to buy a 2-4 unit for more cashflow.You could also do an FHA 203(k) which allows you to finance repairs & improvements.

Hello All, I am not sure if there is a rule of thumb to how much a design should cost but I received an estimate of $23K for Civil engineering work (site plan, storm drainage plan, site grading, soil erosion & utility plan), $25k for  Architectural and structural and $11K for MEP for 12 units townhouse (2 bed and 2.5 bath) on a slab. 

I used prime realty property management for my 12-unit building until I sold in November 2022.

I'm seeing a lot of units at Palms Casino Resort, and I'm not sure why so many of them are for sale right now (4321 W Flamingo Rd).

If it's a family style single family home or multifamily unit, unfurnished, in non-core areas, the timing doesn't really matter as most likely your tenants a re locals who can relocate at any time regardless of the season. 

However I know what I can renovate each of the units for and all three units are paying approx half of market after being fixed up.

My ultimate goal is to acquire multifamily units.

Depends on so many factors: - What it yields- What you're trying to achieve- What headache factors you're willing or not willing to have - What tax implications come from selling (and if you have to replace your debt in a 1031 exchange)With 1.7-1.9mil that would be a 6-10 unit out here in Reno, NV that with cash could produce probably a 6-7 cap with upsides in rents. 

All properties are 4-5 units in Independence and Raytown.