But equally important it leaves money on the table to the contractor has reason to continue to show up...

If the deal isn't good enough to support a reasonable commission, it probably isn't really a deal.

. § 91.006), your landlord must make reasonable efforts to re-rent your unit—no matter what your reason for leaving—rather than charge you for the total remaining rent due under the lease.

The only reason I think it works for our existing house is we leave 150k in equity and keep the piti lower.What I’m hearing is $400 positive is likely at best a break even.

If I wanted to build a fourplex (I would not go to 5 units for the reasons stated above), I would need 34ft of lot width for parking, plus the house (which would be staggered around the parking) which should be at least 20ft on the front face, that would require a lot 57-60ft wide and even thats tight. 

I have no idea what the value is, but she she needs to ask something reasonable to get it done quick.

The way this area has been appreciating and is expected to continue is the main reason I'm so interested.

Do to other reasons we started scaling back in 2004.

I've seen some deals in there that catch my attention and wondering if anybody here has very good reasons why not to invest there.

PS: I'm not trying to sell "Pro" memberships here, but just one comment: you really need to be willing to invest in yourself before you can reasonably expect other people to invest in you.