Your post also makes more sense if you are 38.

It all comes down to your goals and if it makes financial sense as to which direction to go

It makes no sense.

I’m not opposed to putting more down to increase cash flow also (COC return suffers of course and there’s an opportunity cost to having that trapped equity but it can make sense in certain scenarios). 

If it’s worked out well so far being a landlord and you see opportunities to raise rents then holding on to the property might make sense.

If you are listing it online, aren't you just in a sense just "listing it on market"? 

Okay, that makes sense.

So won't tend to find as many oppotunities that work to maximize equity gained like single family homes.For single family homes you'll want to stick to neighborhoods under about $225k ARV in order to have rent/price ratios that make sense on the backend for holding as a BRRRR.

I am ready to move forward with investing in my first property as soon as I am able to identify a good deal that makes sense. 

Unless she hates her job it probably makes sense for her to continue with the high earning (and hopefully saving) so that she can look as bankable as possible as she gets into RE.