All of the time and energy it took to buy the first deal should make the others easier. 

After doing some research and setting up a model I determined that cap rate are so compressed on Multifamily I will actually be losing cash flow even after leveraging my equity by three times.Very surprising... if and when interest rates ever do go up I suspect there’s going to be a lot of trouble in Multifamily.I have also considered some commercial options like car washes and laundry mat... seems like that requires more time to manage and also a learning curve ....I’m getting a little too old to risk it all ...would rather just stay the course of single-family.my 10 rentals are in a very desirable area in South Tampa all centrally located within a mile of one another for self management efficiency.

Love your transparency and energy too.

But we also work with plenty of <$400k year people that have tremendously efficient tax situations due to business holdings or RE holdings. 

I did text his new landlord and gave him a heads-up on what I'm dealing with now so he doesn't run into the same issues (my attorney said it isn't slander if I stick to the facts).Am I just wasting my time and energy then? 

There is no greater tax efficiency with a legal entity.

Replace with a more efficient modern oil boiler.

I am eager to learn and willing to invest my time and energy to not only succeed in REI but to help you out if needed.

We're trying to figure out how to tap into our rental property's equity the most optimal, efficient, cheapest way. 

Reinventing the wheel isn't too efficient.