When I DM'd you, asking if you would put my mind at rest by simply confirming you own the asset, your response was, "I don't owe her a response about anything on my website nor do I have to prove anything lol". 

If you don’t owe then, everything is profit without paying overhead depending on the structure of your lease.

Hey Andrew, welcome to the Forums.That’s awesome you’ve been learning about real estate since high school—starting early will really pay off.

Now, you need to figure out how to find deals and pay for them.

However, if you feel you need their input earlier, you could offer to pay for their visit to walk the property with you pre-inspection.

If I can park the 388k ($415-27k) for one year at CD rate of 4.5% and then est 300k (after paying cap gain/depr recap) at 3.0% (assume CD rates lower) that interest income of about 24 months net of ordinary income tax is about the same as my current mortgage.Trying to play devil's advocate and think why selling this year does not make sense. 

Of course the tenant doesn't want to pay, she's got a free ride.

How much do they want you to to pay, to pay off one of the mortgages (or both of their existing mortgages)? 

We typically pay somewhere in the range of $3500 for a new, basic furnance, including install, if there are no other modifications to the system required.  

Currently, I am looking at Hemlame for local, I tried to use them for an out-of-state investment property, but the cost with an agent would end up far greater than a full-service property manager.The dream option would combine all accounting, bill pay, rent collection, provide eviction services, and maintenance coordination outside of normal hours.