It’s a comfortable place where you feel secure and can relax, enjoy your privacy, and unwind after a long day.Room To GrowWhether it’s starting a family, setting up a home office for your new career, or finally building that home gym in the garage so you can hit your fitness goals, owning gives you the space to live life on your terms.A Stronger Sense of CommunityWhen you own, you’re not just passing through, you’re putting down roots.

Hi James,Creative approach it could incentivize stronger offers.

Its a little annoying - have to pay taxes, LLC registration fees etc etc and have this separate thing to deal with that we won't be focused on with capital tied up, so I'm thinking, despite the potential continued upward momentum of them, it makes sense to consolidate and focus where we are actively growing.TL;DR rough numbersgross rent of both combined: 2500tax: < 5,0007% vacency = 210010% mgt = 300015% maint/rep/capex = 4500utils paid by tenantI could wait for leases to expire and list them to get max value, but I think based on the NOI and that repairs/capex sould be low based on all of the stuff we replaced, so 15% is probably very generous for that anyway (can provide full details and pictures of all the work, before and after).how would you guys approach this? 

We can help you interpret the trends and prepare for stronger returns ahead. 

Within 1–3 years, many storm-hit areas actually bounce back stronger—with newer homes, better infrastructure, and tighter inventory.Don’t run from the mess—study it, plan for it, and buy with confidence.Want to know how I turned flooded homes into cash-flowing assets?

It has more stable schools, stronger owner-occupant demand, and less investor saturation compared to central Dayton.

Since you're focused on cash flow, Section 8, and stronger tenant profiles in C+ neighborhoods or better, I’d strongly recommend taking a closer look at Columbus, Ohio.

I understand that some of these costs were unexpected, but it does sound like one of those classic scenarios where the priority was getting into a deal, rather than ensuring you were fully capitalized to handle what might come up—and that's the key lesson here.While I'm not deeply involved in tertiary markets like Macon, unfortunately, based on what I'm seeing across metro Atlanta right now, I wouldn't be surprised if selling at a loss becomes part of the conversation—especially in this market environment.At this point, if the property continues to be more of a financial and mental drain than a long-term asset, it's worth stepping away, learning from the experience, and re-entering the market when you're in a stronger position. 

You’re making smart moves on a lean income and have built a solid base.Here’s the short answer:If capex risk is keeping you up at night, and you're sitting on ~$50K equity in a tired asset that’s barely cash-flowing it may be time to 1031 into something stronger that aligns with your “cash flow first” goal.You’ve got 3 good options.

Better to hold out for a stronger applicant even if the market is a bit slow.