This really isn't a question of what's the "best" way to invest, it's more what works well for you, your resources and lifestyle. 

The tenants looked hard for 4 months and could not find any property with lower rent and ended up sign the renewal, and subsequent renewals with annual rent increases for 3 more years.

The companies that use heat treat in this area usually charge a lot more than chemical sprays.

Hard money and private money loans can ultimately feel like high-stakes games, but if you have the appropriate plan in place and add a little comedy to the mix, you'll discover that the trip was well worth it in the end.

But I'm really more interested to hear from a current owner what they actually see coming back to them.

CHA even pays more for "targeted" areas. 

If you find a deal with solid cash flow, partnering up might give you more flexibility while still allowing you to control and operate the property.Out-of-State Opportunities: If the local market makes it tough to find larger value-add properties, you could consider diversifying into other markets with lower barriers to entry.

I asked my habitually aligned buyers agent to locate a 5 unit or more deal.

From what we see, we know that it is going to take at least another $100/month but understand it could take more to get what we want so don't limit suggestions due to cost.If anyone is looking at getting Buildium, it's great software, I just don't think it works well for us. 

More than likely its a 3 year or 5 year prepayment penalty - So you cannot sell it or refinance for 3-5 years.