I think that is a fair price and that will help me with my breathing room and hopefully help pay off my place faster, or at least so I can reach 20% equity so I can stop paying $110 a month in PMI haha.I'm obviously going to be checking credit score, making sure tenant has a stable income, no criminal background, etc.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Can you borrow 80% for 30 yrs on the investments you named?

For "Foreign Borrowers" your loans are very limited. 

Many appraisal in several locations have been coming in low, which can either kill the deal altogether or make the borrower come in with more funds to close.

I believe that the Federal Reserve is going to cut rates by 25-50 bps at it's September meeting (no emergency cut), but that 30-year fixed rate mortgage rates will rise to upper 6s low 7s around the same time, and Commercial borrowing rates, including for multifamily, will increase as well. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Narrow your focus, stop buying properties, and figure out what you actually know really well rather than letting FOMO, spreadsheet calculations on faulty pro formas, and advice of strangers on the internet influence your investment decisions. 

That may not apply to you, as a financial professional, but I thought I would share the story.Obiously you could re-lever your portfolio to bring the ROE back up, but then you have to place those borrowed funds somewhere that nets a high enough return that the portfolio is ahead, given the drag of the interest and any transaction fees.    

The borrower defaulted once the interest reserve ran out; Peer Street then turned around and lend the defaulting borrower AN ADDITIONAL $500k to cover 9 months interest!.