I know some of you are thinking I am wasting all that equity I have tied up there, and I will return to that topic below.I used the remainder of the money I inherited plus some savings of my own to buy another place in 2010.

Most people don't like to tie up their money in a relatively non-liquid asset for 30 years for 4.5% IRR.

However, now most of my cash is tied up and I'm probably a year out from being able to refinance anything. 

Your Rehab is tied to this number. 

I hate tying up a chunk of capital in a non-investment property (our SFH) but not sure the house hack/slow flip is realistic. 

It added nearly two months on getting the title business worked out which included getting a non-interested fire inspector out twice, who was worse than "No show Jones," then learning that the home was still tied to a different piece of land within our county.

A 2-day trip probably.I refuse to sign a PM contract that ties my hands on termination.

Now at first glance you might not think this ties into real estate since I took no business or accounting classes.

I am just trying to get stronger at this everyday 

If you are getting a negative COC with the service debt, then the property will not make you any money but cost you money. that means the percentage in your original calculation, paying full price, would be the most you would make on the property. but you would not want all that money tied into one property, yes you would make money, but you may make more than the 2% in the stock market.