The local market data available in your spreadsheet is interesting but it would be much more useful if you broke down pricing by type of rental unitHousing size: #bedrooms, #baths, sqftHousing type: SFR, duplex, triplex, 4plex, >4units in complexIf that data was available, it would be a lot easier to determine what asking price I should list units for.My best current method is1. last years rent + inflation,2.compared with HUD housing data which tells me the 40th percentile rent for the number of beds and baths, by county. 

Instead, I more focused on my next beer and chasing girls :) You are in an excellent position because you have time on your side!

But I also have never been so broke and looking at another 2-3 years before I can buy my next one, and a instant $100k in exchange for cutting my cash flow by more then half doesn't sound too bad to me.

I know someone who had one and their hvac system broke and they kept using refurbished non manufactured parts and after that the system did not run the way it should.They had a dishwasher go and basically said - sorry parts not available and did nothing.

In my best Dave Ramsey voice; "Broke people shouldn't be buying rental properties."

I also coach youth girls soccer in my spare time and spend time with my girls hiking, fishing and enjoying the Florida sunshine.Thank you for sharing all the knowledge in these forums and I look forward to meeting other investors in the Jacksonville area.

My last one was barely a 5 cap that basically broke even on day 1.  

My wife and I are expecting a baby girl in 2 weeks!

Capex is long term higher expense repairs/replacements like the roof, water heaters, gutters, siding, hvac while repairs are small things like a clogged toilet, broke a fan chain, small drywall patch, etc.

Although apartments I always put into an LLC.I suppose I could add an item zero.   0) Nobody is going to bother suing you if you are broke.