For other situations, we charge a fee equivalent to two month’s rent if they choose to back out early.Since most of our tenants are traveling nurses, we typically don’t receive inquiries too far in advance.

But we moved out the low rent tenants and after the rehab we filled all units with market rent tenants.

All this fancy mumbo fha guideline gumbo means is that your projected market rents assuming all units, if it were rented Times 75% need to be greater than what your monthly payment is  (PITIA = principal/interest/taxes/insurance/assessments monthly), other wise FHA will not lend at that loan amount so common solutions to this when rents are too low in your local market are to put more money down payment which defeats the whole purpose of low 3.5% down FHA doesnt it?

So the probability of someone replacing their W2 income is extremely low.  

What should I watch out for, and is there a significant advantage to choosing an EA over a CPA?

There are more listings to choose from now than any other time in nearly a decade.

I'm sure others will have a different opinion, but I believe your OpExp margin of 66% is WAY too high 4% vacancy is too low.

The caveat is to make sure the passive investment you choose aligns with your goals and it’s a good investment. 

The only way you can break that log jam right now is severely lowered fed rates, but the level of federal debt is such that they're in a no-win situation because there's going to be little appetite these days for buying 1% fed notes from overseas.The fed rates were kept too low for too long.

Even though the property is really cash flowing really nicely, I am unable to cash out of the deal so for the next one, I am definitely choosing a BRRR.