@Danny Ng - Happy to continue the conversation via DM or phone call to give you as clear an understanding of all the different tax profiles we deal with and how it can move the needle on needs and pricing.

"FEDERAL FUC&^NG PRISON" Not quite sure the meaning or relevance of this statement - perhaps I’m missing the meaning of your comment.There is ABSOLUTELY NO accusation of any violation of criminal, or even civil law, regulation or compliance in this thread by Open Door or anyone or entity associated with it. 

I want to invest and have tenants of my own to mange for good experience.

Quote from @Jane Ng: I evicted a tenant in Oct for multiple lease violations, including non payment of rent.

It’s not flashy, but it’s clean, seats enough to self mange (for the REPS tax benefits), and lets you live well without headaches $3k at $400k is hard, but possible.

LTR will also be easier to mange.

A BRRRR also requires learning about what it takes to mange a property. 

This will give you at least some idea of costs to run bb heaters.Do the same for window units.Now do the new packageunit.You now have idea of operating costs, historically NG & Propane have better BTU/$ costs but im not familiar with your area.Im sure the house will be more comfortable with a ducted system.Contact some local realtors & get an idea of market values withe the upgrade.

Quote from @Anthony Ng: In the process of closing on 2 right next to each other!

Here are a few larger appts I found with a quick search in solid locations:https://www.loopnet.com/Listing/909-E-Willow-Grove-Ave-Wyndm...https://www.loopnet.com/Listing/501-Washington-Ln-Jenkintown...https://www.loopnet.com/Listing/305-S-Warminster-Rd-Hatboro-...Try to stay away from really old buildings with converted appt units, UNLESS it was fully gutted within the past 20 years or so, otherwise that full gut rehab falls on you, and with tenants in place and constant maintenance issues, it will be very time consuming and costly to mange.