Focus on cashflow and growth, earning money for more down payments on more properties.

County earned $75 grand on that one.

I'll just add that in addition to offsetting future tax liability, I'd like to offset current taxes as well, during my highest earning years. 

Remember, the secret ingredient, it's you. 

You have $70k in equity tied up, earning a low return relative to its potential.

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

I may explain that while I’d like to buy/finance/invest in his property, I need to earn a certain return on my invested capital for the given amount of risk, and if not able to earn the return on the subject deal than I will on the next deal.  

The way I saw it, I got paid to earn an invaluable education even if at the time it seemed it was half the pay and double the work.

Mid thirties couple earning very well (more than 8X rent) with a small pet.

Normally, you need to earn no more than 80% of the area median income to qualify for those programs.Speak with your banker or broker and good luck!