@Kenneth Joseph PerfidoFrom my experience, you’re in a great position with your Newport property, strong cash flow, and a low 2.8% interest rate.

Low barrier to entry, low taxes, landlord friendly, some amazing class A and B suburbs and a strong urban core. 

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I am in Orange County, California, and a 4-unit in Newport Beach with one unit being a 3/2 for example LTR would not bring in 7K gross income on that unit.

As an investor and a commercial real estate broker I would not expect a buyer  to spend a dime on due diligence unless the buyer/seller come to an agreement on a purchase contract.

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

I have one near a homeless shelter and a liquor store.

Get a full inspection (by an inspector who knows what they're doing) and a sewer line scope.

I want money and a great quality of life, not a high door count.

It was a 1962, ranch-style house with blocked galvanized pipes and a busted water heater!