We've been continuously improving it, but it has been working exceptionally well for us since we hired a developer for the complete build-out a year ago.

The fact I can go to my kid's golf game today, yet still catch a vendor overcharging me $81 the day before on a SFR in Georgia makes me feel the systems that are in place, plus the ability to manage sacrifices has paid off.I've had the same team in most of businesses for almost 8 years, and have a growing RE team that continue to impress me. 

Another thought if you have already been in the house for a year is to continue to work on it, add more value and then sell it after two years so you can avoid the capital gains.

I think the unsuccessful and struggling units who have not jumped ship yet will continue to do so, leading to less supply, increasing demand, and a better year for the successful units. 

build a multifamily property and continue that strategy. building is a different strategy that allows you to still enter hte market below value. this is what we build in columbus ohio for investors it's a 3 story walk up infill that's about 24x40 and 2 bedrooms 1 bath stacked 3 times. it's identical to like 65% of apartments that are built. you'd need probably 100-150k in proceeds.

It also makes sense to continue with Zelle since they're almost done with their lease.

Kicker is I don't have to sell, I would simply be happy with not renting anymore and continuing to build equity.2-Correct purchase and renovate a 3-5 unit building.

Same PM became a successful broker for me and continues to find me solid deals.  

The Memphis market here in Tennessee continues to be strong.

Better to keep rent 5-10% below market, but keep a tenant long-term.If you can handle all this, you MIGHT be ready to be a real estate mogul.Otherwise, you may want to get out of your own way and hire a PMC to manage your property better.Let us know how this goes before you continue dreaming about anything else:)