A buyer underwriting your 2-4 unit rental builds in a vacancy assumption even when all units are leased today. Here's why a 5-10% vacancy reserve is standard, what's realistic for York County small multifamily, and how it shows up in the offer.

Many small multifamily owners run one reserve account for everything — and then get caught flat-footed when a roof or HVAC bill arrives. The two-bucket reserve model separates predictable maintenance from large, infrequent capex. Here's how it works in practice.

The "50% rule" is a common rental rule of thumb, but York County small multifamily expense ratios usually run 35-45% — not 50%. Here's the actual line-by-line breakdown for a typical 2-4 unit and why the rule of thumb misleads at sale time.

DSCR loans underwrite the property's rent roll, not the buyer's W-2 income. That changes what a buyer can pay for your 2-4 unit — sometimes more than landlords expect. Here's how DSCR underwriting actually works and what it means at sale time.

NOI and cash flow are two different numbers on a 2-4 unit rental — and buyers, lenders, and owners weight them differently. Here's what each actually measures, why the gap matters at sale time, and how to read both honestly.

There's no magic number for how long to hold a 2-4 unit rental, but the math of basis, depreciation, appreciation, and your own life timing produces a fairly clear answer for most York County landlords. Here's the framework that surfaces it.

If you've only sold an owner-occupied home before, an investor walkthrough looks different. Paint and staging don't move the number — mechanicals and major systems do.

Zillow and a Realtor's CMA price a rental like an owner-occupied home. Investors don't. Here's the math that actually determines what a duplex sells for to an investor buyer.

A contested eviction in Pennsylvania commonly takes three to six months — during which you're still paying the mortgage, taxes, and insurance. Here's how the timeline really runs.

Seller financing on a rental property sale lets the seller act as the lender — collecting monthly payments instead of a lump sum at closing. For a York County landlord with substantial equity, it can convert a hard-to-sell property into a passive income stream with tax advantages worth understanding.