We've decided to sell our 4Plex which we've held for 4 years.   

We fixed it years ago, now every buyer sees a printed, side-by-side of all packages before deciding.

We decided not to provide POF.

I'd decided in advance my maximum bid (figuring the taxes owed, the value of the lot and the cost of scraping the existing house if it came to that). 

Before you decide to house hack consider consider what your long term goals are. 

Since one can only get estimates in the very beginning, what margin on cashflow makes people decide to go forward and make an offer on a property?

In my experience working with real estate investors as a mortgage broker, the ones who perform the best over time are usually the ones who decide on their exit strategy before they buy the property.

Some focus on cash-flow markets, others on appreciation, and a few are diving into new construction.Curious what criteria you’re using to decide your next market.

You'll get a feel for dealing with real estate without the cash flow risks of STRs, and if you buy it right you'll at least have a couple of possible exit routes if you decide it's not for you.

. - As it's not uncommon for students to drop out or decide they can't get along, you'll want very strong language regarding one tenant moving out and the others remaining - specifically that you won't refund security deposit to one student moving until ALL tenants on lease vacate.- Strong language regarding locks on bedroom doors- Cover landlord?