I chose to invest in a strong sub market (College Station) and have been cutting my teeth on a repositioning project the last 7 months...quite the learning experience.

This was an expensive PITA and had to be done twice since it's very sensitive to construction dust on walls.Apartments.com has been wonderful, easy and free for rent collection.Another website that I've also just gotten into for bookkeeping is  Stessa.com    Love it!   

That duplex is where we "cut our teeth" as the saying goes.

If you want to tag someone, just use the @ symbol, then type the first 3 letters (case sensitive, no space).  

I do know that title companies are sensitive to this though...I look forward to your input / advice!

I would like this to be a 4plex, as it is small enough to grind my teeth with.

@Andrew Neal I did not - I started in single family cut my teeth doing that flipping a couple of 100 homes then transitioned to commercial real estate doing multi family, office and retail deals now after about 4 years in residential - why you ask ?

And a key note, when you correctly frame things as a discount, if/when a good tenant turns bad, you'll thank me you did it that way because that's when the teeth come into it and billing defaults back to full rate.

Sensitive since it’s my son in law but I need to get house sold.You mentioned size of my house - If I understood you right you meant it’s larger home than typical.  

True Joel, but like pulling teeth to get Syndicators to show you their track record, ie actual total returns with breakdowns of distributions + capital appreciation + principal paydown etc, and SEC so loosely governs Real Estate that it's the only investment category that doesn't require standardized return metrics like the 30=day SEC yield on any fixed income product is mandatory, or audited GAAP accounting standards on finacials from public stocks/Reits etc Real estate seems to be still a bit more un-regulated "Wild Wild West" than other parts of the investment economy, but i guess hence the much better returns i've had in real estate, risk = rewards This is why the good sponsors get have audited financials and have a third party verify their track record.