But if the recent "comps" have been trading at $150k, would you list it at $185k because it's bringing in $1,850/month rent?

If you measure the totality of your investment, mean cash flow, debt reduction, appreciation, rent growth etc you will always make more money in the areas of high demand like DC, Boston, Seattle etc than you will make in a pure cash flow market like you will in the mid west.There is always the possibility of your rate going higher, but thats the trade off of a lower rate with the arm.

I’m an hvac tech by trade.

It's up to you to decide on your risk profile and how much conservatism you want to trade for upside.

It looks likes a global trade war that will raise prices across the board just started here in March of 2018, so sell sell sell is the best option if you believe that the drop in consumer discretionary spending will leave less money in people's pockets leading to a recession and/or downturn in real estate values. 

in most states as long as your felony is not financial you can get a real estate license I woujld do that.then work for a top producer and learn the trade.. do his or her busy work share commisisons.I have seen many apprentice for 3 to 5 years then strike out on their own and end up doing quite well for themselves.trying to be a real estate investor with limited financials is a pretty tough thing to do with or without criminal backgroudn

If you want to make real money, partner with someone and learn the trade.

Between the two major players of trade shows this is my preference. 

However, a Mortgage Broker's Lending Sources are our Trade Secrets.

Assuming you have a LLC and this will boost your business credit.You have perfect timing with this trade war brewing...Cash might be the best place for a few yearsif real estate values are on the way down???