Sometimes a few listing tweaks can really help you stand out.

Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

Renting could allow you to focus on paying down debt and saving for a larger down payment, while buying now could help you start building equity or even generate passive income through house hacking.

I don't know about you but I am constantly on the hunt for consistency, consistency of income, of deals, of productivity, in my relationships...so that's my focus in all things not just real estate.So my vision to your question is a a state of total consistency of income and deals.I'm focused on the basics, which to drive me is even more specifically "making offers."  

Even if you only averaged 2.8% appreciation annually, which if you've had it 20 years I have no clue how that's true given prices have well more than doubled in that time, youre skipping over the fact that you have been benefiting from that appreciation on the ENTIRE house, not just the % you paid for.  

We typically have a specific criteria of contingencies we are putting into place within the purchase and sales agreement to help protect our investor clients from many of the issues that arise when inherenting tenants.

See my video on this for more info.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I've heard many places have desk fees or training cost, and there seem to be tools on the market commonly in use (Crexi, Costar, Buildout, etc), that make commercial real estate information more accessible than it normally would be.

Most land bank properties, Detroit or Wayne County, are trainwrecks and cost more to rehab than they are worth - unless the market keeps improving.Be careful on the next one, but keep improving Detroit!

A couple developers we work with skip LIHTC and the tax credits and go the route of impact funds to help alongside other debt and sometimes equity.