that's rare, but it suggests a lot of things about your building...like the condition, assessed valuation, upside potential, etc...I've personally never seen a 6-unit in a good area with taxes that low...Overall, I think your returns look really low, so I would say this is a relative investment...if it's in great condition in a great area, maybe it makes sense...hard to tell much more without the full property information...

Being an over achiever that wasn't good enough for me to only earn income for one source so I decided to talk with my wife about keeping my business going and working another full time job.

Offer brokers a full commission for finding you a tenant.

I am interviewing for some internships at commercial real estate brokers for next summer, but my ultimate goal down the road is to be someone who invests in and manages properties full time.

I wouldn't go to home depot or lowes for something that specific.I'm sure you're trying to keep costs down, but you may want to bid out a full replacement vs. the paint. 

@Jason DiClemente I would love to get another job or two, but I already work full time, and I’m a single mother.

In my view, this is a full time job to achieve a significant level of success.

the main drain clog , filter clog , solid hole full, lift station pump broke . any of these issue will cause the back up. 

We have been reading post after post for the past two years from (1) members who are fed up with the market (2) members who are having a hard time starting in a hot market and (3) members who have highly appreciated properties but don't have an alternative investment option if they were to sell or exchange.Deal flow is king in this market and you have to (1) put hundreds of deals through the funnel via marketing and networking or (2) you have to invest with someone who has it.I made a decision two years ago to do more of the latter...to start heavily vetting passive opportunities with experienced sponsors who have mature deal flow pipelines (i.e. deep broker relationships, industry leaders, full time staff dedicated to deal flow, consistent off-market properties)...while still casually vetting direct owned opportunities. 

I have a 10-day inspection period and want to take full advantage of that time.