Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.2.

It sounds like you are overly confident in your Excel spreadsheets..... 

Your investment property - This you could do a 1031 exchange on and buy another property you intend to use for investment. 

Competing with Experienced ProfessionalsNew agents may feel overwhelmed by more established competitors in the industry.Solution: Focus on your unique strengths, provide excellent customer service, and embrace modern technology to differentiate yourself.The challenges of being a new realtor or investor are real, but they’re not insurmountable.

The 1031 positions the investor into a property that the REIT absorbs as @Joe Sera said in the 721 conversion. 

@Cole Starin sometimes it makes sense to sell the WORST property in your portfolio.Another option is why do a LOC on the duplex, when you could just do a $100k cashout refi to pay off all your debt AND keep the property?

House hacking is an excellent strategy, especially with the potential to use an FHA loan to secure a property with a low down payment. 

I took out a mortgage on the property in November to help make repairs and rent it out.

It's very easy to set up your accounts and to set up sub-accounts for each property if you want to, which is what I do.

In some cases, after crunching the numbers, the profit margin was so slim—or even negative—that I had to pass on some promising opportunities.Here’s my situation: I currently own two properties—a primary residence and a rental property—both of which have substantial equity.