2 pack of SFH in a rustbelt city - looking to sell/consolidate on my bigger projects

[Ajay Malhotra]

Just getting some initial ideas thoughts out - i started buy small SFH rentals in a rustbelt city thats been on a little bit of an upswing, with some large infrastructure and city / neighborhood improvement investments going on. I went into it with the plan to keep acquiring and growing there because the numbers are pretty good, but in the year since we bought those 2, fixed up (some of it significant ish capex), rent and been stable (no issues or anythign with the tenants), the projects im partnered in in a different state have really been taking off and we have great momentum there.
Based on that, it doesn't make sense to continue to try to grow here since I don't have the capital to do both, so now I have 2 properties in a separate LLC with no immediate plans to keep growing. Its a little annoying - have to pay taxes, LLC registration fees etc etc and have this separate thing to deal with that we won't be focused on with capital tied up, so I'm thinking, despite the potential continued upward momentum of them, it makes sense to consolidate and focus where we are actively growing.

TL;DR rough numbers

gross rent of both combined: 2500
tax: < 5,000
7% vacency = 2100
10% mgt = 3000
15% maint/rep/capex = 4500
utils paid by tenant

I could wait for leases to expire and list them to get max value, but I think based on the NOI and that repairs/capex sould be low based on all of the stuff we replaced, so 15% is probably very generous for that anyway (can provide full details and pictures of all the work, before and after).

how would you guys approach this? 

The zip code shows YOY appreciation ranges of 10-33% on a quick cursory google, pretty wild range - i'll get around to asking  a friend who has access what he sees as the area appreciation. 

The city and some developers have and are making some significant investments in the commecrial corridore 3 blocks away - many new restaurants and shops opened / opening. 50+ new units, 30k new commercial space, a public market space built by the city,  a 3 million renovation of a mixed use project down the street, streetscape improvenemnts by the city, and this corridore is a stated part of a stregetic public-private partnership for growth by the city (one of a few locations to reecive the designation). Its also in close proximity to some nice suburbs just across hte city border line. All of this is why my initial plan was to buy and grow here, but the other opportunities in a different state just happen to be stronger but are more capital intensive, hence why I'm looking to consolidate and free up some cash.