A multi family that cash flows and increases its cash flow on a yearly basis is an appreciating asset.

These lessons learned will serve as the basis for future (hopeful) success!  

What you can invest in depends on what the plan documents allow - the plan documents of one plan provider don't allow for investing in real estate (i.e. the brokerage) vs the plan documents of the other Solo 401k plan provider do allow for such investments.If you invest your Solo 401k funds in real estate all of the returns of such investment must flow back to the Solo 401k and will do so on a tax-deferred basis - this is not earned income which you would report on your personal taxes and then defer part to a 401k.Please see the following additional considerations regarding setting up a Solo 401k to invest in real estate.1.

As I mentioned though, it's better to look at the income and expenses on a per-unit basis when you're trying to compare SFR to MFR.

Completely agree on the water/sewer but over the last few months of analyzing properties - more and more are in this range on a monthly basis.

Question....do houses actually sell on a price per square foot basis there?

I think receipts need to receive information on a regular basis and ensure the info adds value.  

Subtract your basis or total cost of the asset and you have your profit or equity that has been created.Very similar to flipping a house just bigger numbers.

Since you've owned that property for so long you've exhausted the depreciation allowance and your basis is probably close to zero. 

@Winn Merwin as I understand it, if it's part of the rehab, it would probably be added to the basis of the property and depreciated.