Our country subdivisions our first one was a no brainer as far as location and sold out in 13 months.  

It will increase cash flow, reduce leverage, and the only downside is that the total asset value would be 50% lower, so I would get appreciation only on $150,000 and not on $300,000, but overall in the grand scheme of things I think it makes more sense, rather than scraping $100 a month but feel like you're fully optimized and every penny allocated according to the spreadsheet.I also realize everyone's risk tolerance and situation is different, if I have to sum it up this situation to me feels like a no brainer because numbers wise (trust me I ran the numbers) - cash flow would remain the same (assuming I went on with cashing out and buying more) but with lower debt so more room for error, and where I am "missing out" is debt paydown which again, with these rates is really insignificant, and appreciation on a higher total amount of assets, which I'm happy to give up on for the time being and swap it for greater peace of mind.What are your thoughts?

A single family home would be ideal for a no hassle process on a FHA but the 2 unit homes I feel are a lot safer since the tenant would be paying off my mortgage payment. 

Yes, i have a no smoking policy in my lease and also a clause that the tenant is responsible for pest control.

This is a no go zone for out of town folks and honestly I would never recommend ANY investor buy there currently.

Only 1% don't get paid - and if that is the case - isn't Tax Lien investment like a no-brainer - you get your penalty money if they pay and if they don't pay for a while you get to tack on more interest...what the heck is the catch here?

@Sam Morgan, I completely agree with @Will Fraser and think this is a "NO." 

Overtime, it'll feel weird to not look at a listing and run the numbers on it.Educating yourself is a no-brainer.

$3,000/mo on a $400k purchase price?
$1,500/mo on a $400k purchase price?
$750/mo on a $400k purchase price?

I currently own a triplex that me an another partner bought in 2021 for 430,000.My partner wants to sell and I don't.Comps support an approx 750k value however no triplex in the area is renovated nicely like ours and the partner thinks that if we sell we can get 850k.Rents are about $7200 between the three units m2m renting out for a few months.If we get an appraiser out there with all that's going on in that industry you never know what number he might come back with so that's a no go.I ran calculations and offered a 100K cash offer to buy them out and they won't have to care for the capital gains or tax implications or time that it will take for selling and closing costs and fees.