Our property has increased in value by $60,000 over that time by doing absolutely no work to the house. 

In my experience, the absolute best way to learn rehab cost estimation is to actually flip a house.

My immediate absolutely non-professional non-expert answer to your problem is it is overpriced.

I actually wholesaled a house this morning for $1,500 only because I absolutely do not want to get into another rehab.

Hey @Aaron McKenzie I think if you changed your monthly property management estimate to 10% and still got over $100/mo in positive cashflow doing a BRRRR where you pulled all of your cash out it would absolutely NOT be foolish! 

@Andrew Faukner your absolutely right.

absolutely @Treivor Cashion. just hit me up when you find that opportunity! 

People that believe increasing their cash down increases cash flow or makes a deal better have absolutely no idea of the value of cash and should be avoided at all cost.In the truest scenes of income property investing a property that does not have positive cash flow with a hypothetical 100% leverage will never have true positive cash flow.The reason for this, and the reality that many investors "choose" to ignore, is that every property actually has two income streams.

Absolutely get a manager.

To get started, established, and grow in this business you need money (your cash) or access to it (people or institutions that will loan you money) there is absolutely no way around it.