If I factor in the cost of furnishings and initial repairs CoC is closer to 30%, although may be lower than that. 

From my experience, these factors are the secret sauce for a long-term growth investor.My family absolutely loves the city, and we are fortunate to call it home.

No General Contractor wants to do a remodel with the residents still living there....they will charge you more (they probably will not show it, but the prices will be higher because of the huge PITA factor and increased liability)I would wait until you have completely moved out and then just give them the house empty and ready to roll.....But you can get a Scope Of Work going and start getting bids...even plans and permits if you're going that far...

Returns on cash invested will be huge when you factor in the appreciation gains.

Cash flow is a huge deciding factor in the next deal.

I understand that with SFRs, my rent, maintenance, and taxes will be more but that is all factored in.My reservations with the SFRs are rising insurance and property taxes.

A hypothetical to see how people factor costs when rolling equity forward into additional purchases.For this example assume  you purchased property “A” for 100k, and put 25% down. 2 years later you sell it for 125k so you now have 50k (25k from your initial down payment + 25k in equity).

I'd like to find another home in Prattville for a rental or fixer (to rent or flip depending on different factors).  

(by itself probably not enough but combined with other factors it could happen) Arguably you have commited bank fraud.

The hassle factor of self managing is real.