When you record closing costs, make sure you treat them as an intangible asset and spread them out over the life of the loan.

Getting too many in one year is often worth less than spreading them out.

I currently have 8 doors all producing positive cashflow, spread out over three different states. 

If I can’t create enough spread to safely list it under market and still come out ahead, then it’s probably not worth the time, stress, and risk.

Small multifamily can be a great move since it spreads risk across multiple units and usually offers stronger cash flow.

This is something that lenders and agents that have no idea what they're doing love to spread as an excuse to why they don't sit down and learn it. 

Most of the work isn’t spread evenly - it hits all at once with pre-leasing in the fall, tons of group showings (and plenty of no-shows), dealing with cosigners, and then the big wave of clustered turns in July/August.

What helped me early on was running numbers through online calculators and double-checking them against real quotes from lenders and contractors to make sure the spread actually worked.Building out a list of reliable subs is huge too.

I like multi-family as it spreads out the risk of vacancies How did you find this deal and how did you negotiate it?

That makes it challenging to create the "spread" necessary to cash-flow.