Low risk and potential to make a sizeable return without using credit or very much cash makes this a very attractive way to invest in real estate .

I'm want to send a mailer to my area to attract listings for 2019. 

Would I attract a buyer by being at a higher price?"

Yours would likely attract large families while the neighbors would be small families, singles, or couples with no kids.It doesn't sound attractive to me but everything is a good investment if the price is right!

Agreed, And when I ran it over a 3 year projection and figured worse case scenario that I turned over a Tennant each year it made the deal a lot less attractive. 

So it is indeed more complex that I had thought.That being said, my original idea of establishing a general partnership as a estate planning method is not that attractive anymore.

Because it will be difficult to attract accredited investors without a track record.

Your interest rate is very attractive and you are getting multiple benefits from owning the property (income, tax break, mortgage pay down, appreciation, and leverage).Personally, I would probably find away to hold on to the property unless you had a more attractive investment opportunity.

@Nicole Obregon It's more or less a catch 22 where the track record attract money and to get a track record you need to have a starting capital. 

Since you have gotten this far, I would assume that your deal underwrites attractively enough at your originally-projected rental rates, so I'd leave the projections alone.