I never even realized I had responses.

But they have a sweet deal, and realize it.

It has been 2 years now and I realize I need to stop making excuses. 

I usually have to pull my husband away from home improvement projects but doing this project and our other, has made us both realize the value in having other contractors do the work.Lesson 6.

Thank you, @Daniel Raposo - what you've pointed out made me realize I wasn't clear.

There is no boss, and the power relationship is often a lot closer to even than many landlords realize.  

I currently work in the field of Human Resources and love my job but I do realize building wealth solely based on my job will be hard to do.

Also, the goal of the 4-plex was to stabilize income to transition into a new career, which I could now easily do from the amount of appreciation I could realize by selling now.I don't want to make the mistake of getting greedy and missing out on a good time to sell only to see the market take a pullback and have to wait for another exit point.I want to transition into stock trading (I know there's a bunch who would like to bust my chops for that:).

.+ $8000 closing costs (that's what it would be here, I realize this is very state-specific)$259,000 all in on an exceptionally modest rehab.Lets assume that actually gets you to $285,000 (which is a not great assumption.)$285,000 - $259,000 = $26,000Now your flipper needs to sell it.  

If investors on BP who chase these things realize that its really chasing rainbows then I think we have done a service for the community at large.