I currently self manage so I don't have systems/team.

It’s cash flowing as is with the current tenants.

If you just take the 13,835 financed at 6% you are adding 83 dollars a month. so a double whammy.Now, lets consider if rates drop to 5.5% in 24 months (not a prediction just a what if) and you could have refinanced at a much lower costs then the above scenario in what you paid in pre-paid and additional interest. on the other hand, if rates for your same scenario after your 5 year payback period is 9, then you will have an asset with a much lower then current market rent.  

Do you currently own any rental properties? 

And the final step, what will you do with your current home?  

To make a long story short, they are no longer able to make payments on the property and are in danger of losing it.I have a rental property in Southern California that I currently own whose value if I sell should cover the outstanding loan balance on the farm.

The one I am current using is terrible. 

I don't currently have any investment properties, but will likely work with a turn-key property managment in the Memphis/Little Rock area.My goal is to build a good cash-flow portfolio to ease into retirement. 

Sorry for late response, I have been busy with renovations on a current rental.

@Tyson Regier  I agree with Megan, and would add to her list Annual fees associated with each llc to keep current/registered with State.Annual Tax filings costs...