With 40-60K in equity you could explore selling to reinvest but it depends on what deals are out there compared to yours

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

I don't know their fee breakdowns, but I can send you over a few to compare fees.Preston Garcia

Columbus has some solid fundamentals like job growth, population growth, and entry prices that still make sense compared to rents.

The problem you may run into is the lower appreciation rates compared to the South.Considering Commercial Real Estate:Have you looked at mixed-use properties?

You’ve taken strong steps by hiring a reliable cleaner and listing the property across multiple platforms.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

For example how many units in your comparable are classic vs Platinum. 

Unfortunately due to the property values, the cash proceeds will be disproportionately impacted by transactional costs associated with the financing (doc prep, appraisal, recording etc.) which will also hurt the available proceeds compared to the same LTV financing of higher value real estate that can better absorb these transactional costs. 

Additionally, seek out testimonials or referrals from other real estate clients to gauge the CPA's expertise and reliability.