Not every one I went to has been beneficial, but how would I know which one would benefit without simply making myself go?

@Eamonn McElroy I simply responded with my opinion to the initial question that I think they should file. 

Well simply addressing your comment flipping is not about cash flow, and you already pay a 25% tax when you flip its called a capital gains tax 

I don't see a lot of deals that probably do close, simply because the cap rate is too low (i.e., price is too high) so I knock it out pretty early on and it might not even cross my radar.An active agent or broker in the area who's working with clients probably has a better exposure to a lot of deals closing, and thus a lot of cap rates, than an individual investor like me who pre-screens a lot of deals and only does transactions for her/himself.As far as "applying a cap rate", you may already know this but in case someone else reading this in the future doesn't, what I mean is taking the net income (NOI) of the property and dividing it by a (somewhat-arbitarily-chosen, I admit) market cap rate to result in an estimated value.

Is it simply the best to wait and see?

We plan on implementing professional management, charge market fees, do some aesthetic updates to the property, and do a rebrand/relaunch as a premiere multifamily asset in a true "main on main" location.The underwriting is very strong, even with assuming high vacancy in the first year while we bring down units online and in the event not all 12 owners want to stay on as renters.

The ability for a client to simply not pay you is enormous, and (at least in Georgia), it's unbelievably hard for a contractor to get money out of a non-paying customer. 

or do we focus more on aesthetics of the townhouse?

You need to be careful there as some are simply sales pitches but you can probably get an idea of what to look for after trying a few out.

They are responsible for yard upkeep so I’m assuming it’s on them to simply take a shovel and clear the ends out but not sure.