I am looking to get a multi-family property next.

Before chasing condos in Gatlinburg or a college town, pick one lane that protects downside and builds momentum: a simple, rent‑ready single‑family or small duplex in a stable B/C neighborhood within driving distance.

I see your family already has 9 rentals so you have a great support group to help you.

Take the conservative ARV, subtract build cost, soft costs, holding, and your required profit.

Biggest watchouts are UBIT/UBTI if you use leverage, no self-dealing (you and lineal family can’t live in or work on it), and tighter rehab logistics since you can’t front costs.

Sorry...way way too many questions for me.Every situation different.Probably not enough spread in most cosmetic flips....probably need the full meal deal.Also that cuts out much of your competition if you can handle more.Older and cheaper probably better depending on where you buy.Be ready to act quick, be conservative on your ARV and plan on about double whatever you think your time on market will be. 

Hi, I’m looking for ways to increase the value of my four family without displacing tenants to do renovations.

As others mentioned - if market rent for it as a single family rental is $2,000 but you are getting $4,000 - they ignore the $4,000 and will underwrite it based on $2,000.

Quote from @Alicia Palleschi: Here’s our situation: My partner and I bought a rundown two-family and put about $150K into it (electrical, HVAC, and a full cosmetic refresh on one of the two units).

For investors, this means:You don’t have to waive contingencies.You can make cleaner, more conservative acquisitions.You can negotiate based on condition, not desperation.We’re seeing homes sit 40, 50, even 60+ days in price ranges that used to evaporate in a weekend.