You are going to have tenants over the age of 35 at some point.Michigan State University produce Landlord-Tenant Document annually, its a great resource.

The quandary I am in is that most of the money that the properties produce goes out the door to pay the expenses (mortgage, maintenance, capex, vacancy, insurance, PM fees, utilities, taxes etc).

I've considered potentially using the immediate equity to buy an out of state multi that produced enough cashflow to pay the 2nd position debt plus offset our holding costs over the years. 

I'm not a pro but I want to present solid deals that cashflow and produce good returns.

These are great options to get you started today in having your properties produce income.

I'm seeking a top-producing agent to help purchase a home to use as an investment property.

Less money to Uncle Sam means more money to purchase income producing assets. 

Buying/redeeming gift cards for ones self and claiming it is abusing it and you are taking a risk by doing so if you get audited and fail to produce proof.

San Diego has historically produced near the best ROI in the nation.  

Thus the high rental rates affecting the Midland/Odessa area because oil is back producing.