You have a maintenance issue…unpredictable cash flow.

I manage two single family residential, that are low maintenance and collecting 10%-11% cash flow.

No vacancy, tenant turnover, PM, typically lower maintenance and cap ex costs, less book keeping.  

I also happen to be employed by my partner, I do lots of work for his property maintenance and renovations.My major concern is when I have a not so large income how can I grow outside of purchasing a property which is not very feasible at the moment.

Further, LLC s have far fewer maintenance requirements than corporations due to ensure that the “entity veil” is not pierced.  

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

I would make sure with your loan against the rental house that the rent will still cover all the expenses, including the new mortgage, taxes, insurance, and a maintenance reserve.  

I do have HOA so lawn maintenance is a must ,this is the only rental in the community so far.

I am understanding that oceanfront properties require MUCH higher maintenance and the property in question, certainly needs a good dose. 

Once you have leases renewing you can make emptying the garbage you put out part of the yard maintenance for the tenants to complete.