I have an escrow account that I fund with over $5,000/month to cover tax and insurance payments due across the year.   

You'd be better off just investing in one of the many note funds rather than straight-up gambling for a couple hundred extra bps. 

Instead of selling your place outright and getting hit with a massive tax bill all at once, you play the bank and provide a loan to the buyer.

I may be totally off here.

You appear to have found a property that doesn’t require property tax payments, title, hazard, or fire insurance, and a closing attorney or title and escrow that works for free on both the purchase and sale side.

We hope to have paid-off 5-10 small multi-family properties in the Tulsa area by retirement age that should supplement our 401K's and Social-Security income.Area: West Tulsa (blue-collar neighborhood)Property Price: $360KAverage rents: $3000-$3200 (duplex)Has anyone heard/worked with Marc Ruiz in Tulsa?

Purchase price: $176,000 Cash invested: $80,000 Off-Market Deal in Southern Orchards that was found through cold-calling.

The approach they use is from the old days - brow beat you into signing on, VERY HIGH PRESSURE SALES MEN, telling folks they are getting a 50% off the scholarship from $20K price tag, only available during the call.

Keep in mind you have carrying costs, selling costs and taxes. 

Cons: - I think property tax rates are kind of high.