They pay rent before the due date, clean the property after every client, and if something breaks they usually repair it before I'm aware because their clients will give them bad ratings.

All the bad spelling above.  

When you have multiple responsible adults sharing a house, if one "bad egg" slips in then you have the others renters to kick them out or report them. 

No plansNone of it was low quality.

We were on a very quick timeline and were able to get one quote that didn't seem too bad, but we still were concerned about future resale value.

I would say high-quality bedding, cozy outdoor spaces with firepits or seating, and thoughtful touches like local coffee bar setups.

Buying a house near the comps would be a bad deal since they would be buying at a premium.

Additionally, while rates aren't historically bad right now, they are higher than 4-5 years ago, and they will be even higher for you as an investor than they were as an owner occupant, which is what you were when you bought originally.I get that you are anxious to add to your portfolio, but that could be achieved without touching your first golden goose.Sometimes on BP, the push is to leverage every last spare penny, but that can be a risky game as the markets shift. 

@Darrius LloydTo start your house hacking journey, research neighborhoods with potential for multifamily properties and balance affordability with tenant quality.

@Travis Boyd The quality of the neighborhood will affect the cap rate to be used.