Essentially there is a property management company that finds investors to pay for the build of duplexes that are then sold for 30%-40% more than the cost to build.

If you plan to be there LESS than 7 years, then I might consider NOT BUYING because if prices stay the same it will take nearly that long to pay down a mortgage enough to cover commissions and closing costs to sell and break even. 

Although, there are costs associated with forming and maintaining an LLC, such as state filing fees and annual reports that are to be noted. 

In addition, targeted searches for "apartments 77008" and "greater heights apartments" have lower competition which provides a great opportunity for organic and lower cost of acquisition.

In your case, having a local owners rep could certainly help but that will add additional costs.

The Oregon location, I'm trying to work with my brother on getting him an FHA loan and me covering the cost on a multiplex and he has been delaying a bit.

Sam - did you ever find a more cost effective solution to this than SaniStar?

Are they worth the costs? 

I doubt switching to a different property at 5% down will leave cash flow negative as well but you’ll lose closing costs on both ends from your equity.Selling before 5 years is typically a net negative unless you are flipping.

Believe me, even small changes can have a huge effect on how much money we get.In the real estate investment business, it's important to build ties with brokers, lenders, and direct contacts.