I also spent a good portion of my childhood in Guilderland and Waterford so I am somewhat familiar with the Capital District.For the past month we have been in touch with a few realtors and have spent a number of hours on the MLS analyzing properties, however, the realtors we have spoke with do not have much experience working with investors.  

Talk to your accountant.Make sure you understand what your tax liability actually is if you don't do an exchange.The way I understand it, all the money has to be spent on the replacement property within the 180 days. 

Say you spent $300k buying this property, and the 3 units are roughly the same.

We could then determine your ROI on the capital spent.

After land value and construction, appraised for about $400k more than we spent (lot of sweat equity went in).

The income is spent on maintenance, utilities, etc., so they technically haven't lost any money but losses seem inevitable.

The one time I visited Memphis and spent a little time there, I wasn't very impressed. 

We are working on our second multifamily deal, which will cash flow $1000-$1400/mo.Prior to being an agent, I spent 20 years as an engineer.  

Seriously.Do you see Nike, send out DMM in colorful envelopes?

That being said, I've seen one of the best deals I've ever seen come from a friend that sent out 40 letters (literally spent less than $50 on marketing).