@Daniel Denning nailed it, it’s all about your system.

Steve McGovern nailed it.You make money in real estate when you buy it.

But asset management and property management will be where the value is created or preserved, value-add may become more of a defensive measure, and so-so investors and sponsors will no longer get bailed out by compressing cap rates and extreme rent growth.

More importantly, the investors who can with us are realistic in their goals, and want to work with an honest operator who will preserve capital.

And it will look Architecturally like a low scale house.Not an improvement in curb appeal (IMO).Some streets have a lot of this, some have not so much, some have none.Another low scale alteration is to take building grade lumber and nailing up a stoop and steps with a railing and then just let it weather and rot vs building a proper porch.Personally I like the look of the porch that the house was designed to have, vs making it an enclosed vestibule.I didn't address the value question, because that might be more of a local Realtors opinion thing...maybe 3 or 4 of them.Just my 2 cents.

Most units had HVAC issues and a few units had mold under the eifs/stucco. but that was very common in this steamy climate.The funny thing is you can tell they put the worst subs in the unit that got significantly fewer upgrades/options. it has more nail pops and bad trim joints than the one that did have a few upgraded finishes. you get what you pay for i guess.I have only walked by the Oyster Point townhouses (extending a walk in the little pocket park next door), but the looked like fairly decent quality.

.- If you purchase a 3-unit or 4-unit property with an FHA loan, the property will need to pass the FHA Self-Sufficiency Test.Let me know if you'd like to talk in detail about your situation and help nail down a specific plan.If you're looking for a great real estate agent here in San Antonio to assist you as well, I'd recommend connecting with @Hamp Lee III

@Mikael Winkler hit the nail on the head, about cashflow and also appreciation.

Only recently, did my wife get her nails professionally done for the first time.

You might could try and get the note discounted where you sell at breakeven for current market value to preserve your down payment or force the original sellers to buy back the property at what you paid for it.I do not know this situation and talking in generalities.