Not a huge increase in cash flow, but you're picking up another appreciating asset. 

As prices increase, fewer people can afford to buy homes, forcing them to rent.

As they see their money is safe and you're succeeding with your plans, they'll usually ask to increase the amount of money they loan to you.

Money makes you happy only so often.But a good place to work keeps you happy every day you show up.Yes, 𝗺𝗼𝗻𝗲𝘆 plays a vital role.But 𝘸𝘩𝘦𝘳𝘦 you work?That’s what really makes you happy.A good workplace doesn't happen ...

Some strategies to get around are:1. leverage your current portfolio and buy in cash, increase value, and then refi2. buy Multi-family so your ratios aren't the main factor to lenders3. get in with a lender for high net worth individuals4.

If dipping into your emergency fund makes you uneasy, you might consider waiting a bit longer to build it up or look for ways to increase your cash flow on the current property.

With your income, you may qualify for an FHA loan with a smaller down payment, but buying now could limit your borrowing power and increase monthly payments.

Additionally, the house is 25 years old and could use cosmetic updates to increase rental appeal.

I suspect that is unlikely with the increased need for housing.  

He tells you to pay him $5,000 (or much more) to learn all the "secrets" that made him wealth, but then he doesn't tell you that his "secret" was to increase earnings, reduce expenses, save up and invest.