That's a more useful metric for stabilized core / core+ product. 

Your advice on setting up open house showings on specific days & times seems like a more efficient use of our time, that's great. 

I recognize that I’ll need to put together a more detailed plan for the costs based on duplexes.

Everyone's situation is different so make sure to do what is best for you, but I would sell it and take the proceeds to invest in a more landlord friendly state, which typically has much lower prices, so you'll be able to get multiple doors. 

Take advantage of the greatest tax shelter ever created and stop just being a lemming following the 1031 crowd because that was the only game in town for the last 80+ years.The more you know makes you a more powerful and wiser investor.

After ti's is done and rented,  I approached a small bank to refinance and get my initial investment out (~25k), the bank said they will be willing to refinance and get me to a more traditional interest rate by they will not do a cash-out refi because of something called Seasoning period of 9 months.

Please remember I have already acknowledged a more specific, clean, and precise contract would have probably solved most of these problems.

I’m looking for some guidance as I get started on this journey and would love to discuss and possibly team up with a more experienced veteran who is willing!

This is for a 5/1 ARM based on a 20-year amorization. 

These moves have a strong chance to turn off a good number of landlords and send them to states with a more favorable environment IMO.