I understand that with smaller properties it’s harder to make the numbers work when hiring a full-time property manager and part-time maintenance person, so I’d like to focus on something that can sustain that setup.I’ve been speaking with a few lenders to get a better understanding of the available loan terms and leverage options, especially as I narrow down what kind of deal structure and financing terms will work best for me. 

Quick move: set a fixed extra principal amount you can sustain starting this payment.Thx so much  

As a rule of thumb, it costs several $1000s a year to sustain as a realtor with the membership, lockbox, mls subscription, desk fees.

Rent growth is defined by the city, not the property.Here are the city characteristics I would require:A metro population above 1MStrong, sustained population growth (the driver of price and rent increases)Low crime — high crimes do not attract jobs or people.

I do not know how others do underwriting, but my underwriting includes sustained PITI, maintenance/cap ex, vacancy, PM , bookkeeping/tax person, asset protection, and miscellaneous.  

Buying property that falls within that category is not a sustainable investment strategy for most.

Consider using an addendum to address these issues.Tenant acknowledges and agrees that (1) tenant assumes responsibility and liability for any injuries or damages that may occur resulting from or caused by the furniture or the use thereof; (2) Landlord shall not be liable for any damage or injury to persons or property caused, directly or consequentially, by the furniture or use or misuse thereof; (3) tenant assumes the risk of injury or damage by any unknown furniture conditions; (4) Tenant shall properly warn any persons on the premises of any actual or potential dangers relating to the furniture; (5) no person other than the tenants and authorized occupants and guests may use the furniture; (6) the furniture may not be transferred, leased, or sold and shall remain in the premises; (7) the permissive use of the furniture is not a right granted to the tenant and may be revoked or altered at any time by Landlord; (8) Tenant shall immediately notify Landlord in writing of any actual or suspected dangerous conditions that exist or may develop as a result of the use or misuse of the furniture; (9) tenant shall not use any furniture, nor allow the same to be used, in a manner not intended by the manufacturer and in a safe manner; (10) Landlord shall not be obligated to provide, maintain or supply any other furniture to the tenant; (11) tenant shall not make any modifications or alterations to the furniture; (12) tenant shall hold Landlord harmless and indemnify the Landlord for any injuries or damages suffered to tenant, his or her guests, family, invitees, occupants and any other person present with or without the permission of the tenant, arising out of the use or misuse of the furniture;(13) tenant shall properly keep and maintain the furniture and is responsible for any damage caused to the same, including but not limited to removing stains, cleaning, and repairing; and (14) if the Landlord sells the property, Landlord has the right to remove all furniture upon and in anticipation of closing of the property.

Same for 25%.At 20% expense ratio (hopefully you being an agent you know how unlikely it is to have sustained 20% expense ratio)$2100 - $420 - $2047 = negative $367/month.I would sell using your OO gains exemption and invest the money in the best investment you can find and I think that is unlikely to be another property or paying down your current OO loan.I know bigger pockets has become largely RE related, but it is possible that RE will not be the best option for everyone at all times.good luck

In this manner I have used my 401k's as the bank to fund my investing. 

-Housing Spillover: Single-family (SF) inventory constrained by lock-in effect, sustaining elevated prices nationally—except in Florida and Texas (e.g., Austin, Dallas, Miami at ~ -4% YoY), where oversupply and softening demand weigh on values.Additional headwinds - suspended U.S. government operations, disrupting data reporting and economic forecasting.]”Very interesting.