The SFR are maintaining decent value and there is a lot of mfr and a couple larger complexes in this area.

I have no employees to baby sit, no perishable inventory to move, no franchise fees to pay, and no store to maintain.

Keeping the thermostat at 75 will keep the the heater running for long period of time to maintain the house at that temperature. 

The mortgage is in the partner's name and he is willing to continue to carry the mortgage by maintaining a .5% share in the llc with no ownership rights (It goes without saying that there is a lot of trust between the three of us). 

If you have one or two month vacant, then, most likely the cash flow of that year will be negative, if you add repair, maintain .... .... it will be even worse.The housing market here is picking up, its about 2-3% appreciation/yr.

Not maintaining the underlying limit. 

It depends on your investment / lifestyle / business objectives.SFH and Townhomes have different criteria, management theories and appreciations, pros and cons to each, different types of tenants, different challenges.SFH historically appreciate better than town homes, town homes are typically much easier to manage and maintain.

They usually don't lend to first timers but you never know.

That's what leads me to believe she's more motivated to sell than she's trying to appear.She pays $300/mo for lawn upkeep (which she let go during these past few winter months) and there's the costs of maintaining a private well and septic tank and stocking the pond on the property.

But that only occurs at the main meetings; the satellite meetings are pitchless :-)But any REAPS member can get you in for free on one of the main meetings.REIAWA generally tends to be more expensive (and they don't give a free guest pass for first-timers either), but what I like most about them is their Saturday classes.Both have their pros and cons, so I do suggest you checking them both out (and their calendars) to see which one you like better.