This is like $1300 gains vs $800.

After around 2 years of payments we sold the loan and went from a loss to a very nice gain. 

I know these are basic rental type things but I with a full time job and young kids and my own primary home that needs a lot of attention it just all feels like a huge strain to do anything at all for the rentals.BUT, we have great interest rates on the mortgages, really good tenants, and the rentals won't always break even-- they will go up in value and in rent.

Example, if you wanted to be close to the vineyards that are gaining popularity, Sahuarita or Green Valley is where you want to look.

Your cap rates of ~8% is slightly high, I would also pay attention to your debt yield.

Almost every landlord I know makes their screening criteria more strict as they gain experience. 

The 10% you think you gained is long gone if you attempt to sell with an active mold issue. 

My last value add achieved enough equity gain that even with $0 cash flow (but it has some modest cash flow), the return would be outstanding.in general, bad neighborhoods or close to bad neighborhoods do not make decent STRs or MTRS.  

You will gain acquisition, project management, and property management experience.

New laws require a bit more attention to compliance.