I've done so much research and writing out excel tables and calculating, and now at the end of the year I plan on getting a second property when a deal comes along!  

Go make friends with them... it will be an excellent step forward.

Does anyone have a rec for a spreadsheet that shows the basics of P&L associated with a rental property, but also lets you input hold period and value appreciation assumptions so you can get a full picture of the ...

You will find BiggerPockets to be an excellent resource I am sure .

Your PM needs to have an excellent reputation and ability to get quality tenants and retain quality tenants, raising rents (nuisance increases yearly).Some people on BP have reached out to me and are on their 2nd or 3rd PM after 1 or 2 years of ownership. 

@Mike Cumbie gave you excellent tip, and I felt the response from I.B. was a double edge sword..  

She said that I can open another bank account for the rents/deposits/expenses or I can just keep track of the money in an Excel type spread sheet.

I hope to be able to do some deals like that in future :) I think you made an excellent decision, nicely done.

Our debt is low (other than current home mortgage) and our credit is excellent, if that makes a difference.Thank you!

So here goes...I've got about 10K cash, excellent fico, great DTI.