“ cash flow returns” almost always compare horribly to a simple bank CD after you deduct for insurance, prop taxes< vacancy, capex, prop management (or your personal time.) etc etc etc. 

It'll be easier to manage and you could have less frequent turnover. 

Getting one property and cashflowing it will be a challenge. you can try seller financing but you are still going to be highly levered which just enhances the risk that you are taking on.The best way to grow is to focus on managing your rental, saving money through your W2 and crushing that - if you are a realtor you will make more crushing it as being a realtor than over leveraging real estate - then save for down payment and buy slowly. its not a rush.

I don't know the specifics of your state, but in Mississippi, my property manager has filled for garnishment for the amount of rent that is owed.

I understand Vermont has slightly more stringent regulations to contend with but it would also be closer for us geographically and thus potentially easier to manage. 

We also own Real Property Management Pulse located in Mission, KS.

A PM is a professional in managing property, not plumbing.  

I’m particularly fascinated by how you navigated the Sacramento market and managed the rehab process.

There’s normally action items that can be implemented into your management process that are more effective. 

there is an argument to take the equity and buy a large managed property.