Appreciation kind of lags compared to other places further east in northern Alabama.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

This is a beautiful house - rehabbed/looking new and fresh - walking distance to the water etc, yet low gross yield  compared to Byrd (???)

The cost associated with insurance for not having 20% is peanuts compared to what you potentially can do leveraging your down payment. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

You can leverage the first deal you bought and your experience so far, which is a lot compared to someone starting.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Selling and exploring a 1031 exchange could make sense if you can find a deal with stronger cash flow or faster equity growth, but the key is comparing your current return to what your skill and experience could generate in another investment.Here to help,Jorge

A tidy, well-organized space can help the appraiser focus on the home's features rather than distractions.Research Comparable Properties: Have a list of comparable properties (comps) that have sold recently in your area.

Over time, I’ve accumulated more cash reserves and don’t need as much flexibility, but I’m actually in the middle of a refinance right now using an interest-only mortgage—because the pricing with the lender and the corresponding ARM is more favorable than a comparable principal-and-interest loan.The key with these alternative or "exotic" mortgage types is that you need to be financially savvy and have a solid plan.