But in the house, me and my wife slept comfortably at 70.

@Cory Lucas - since you're comfortable with your progress, what's the purpose of paying $11k for a year of it?

It allows you to ease into being a landlord, gain experience managing tenants, do repairs and property maintenance without the pressure of a tight flip timeline and while you're getting comfortable as a landlord, you can gradually build your real estate team.

Make sure you are only doing something you feel comfortable doing.  

Most investors are probably small and looking for similar deals one after another because it fits their buy box and comfort zone.

I feel much more comfortable going forward with this.One more quick question, I ended up getting a HELOC on this property so I had to put it back into my own name. 

If you can demonstrate a track record of executing on the business plan you set forth, the banks will continue to lend you money and as they become more comfortable with you, your loan originations will out pace your balance sheet.

A seller will likely feel comfortable at a 20%, depending on the sales price.

It's much cooler and comfortable during the summer months than where I live in the northeast.

Your property manager's comfort zone apparently doesn't extend to the larger project you'd like them to take on.