We wanted a better DTI.Then we slapped a large heloc on it as an opportunity fund right before my wife quit her job for good.I would save the cash. 

Quote from @Erick Pena: A "good" rental property is one that covers all expenses (mortgage, taxes, insurance, maintenance, property management fees, and any other costs) and still leave a surplus (commonly referred to as cash flow).Calculate cash flow as: Cash Flow = Rental Income − Operating Expenses − DebtThere's much more to it, but that's the basic idea.

If you don't have the extra cash, can you get creative with a private lender or partner stacked on bank debt? 

If I could move to a more simple software than QBO, it would save me several thousand a year, and the simplicity would be valuable as well.

That 36% rent increase while keeping happy tenants shows how smart and intentional you are about building relationships, not just cash flow. 

I'm making a healthy downpayment cash by doing a cash out refinance on three of my established properties that I know can cover the debt service handily.

The modest cash flow could be reinvested, eventually allowing me to build a portfolio of income-generating properties.I recognize your point about needing $2.5M–$3M in cash to consistently replace a six-figure income.

With substantial equity in your Fort Worth rental, a cash-out refinance could free up funds to purchase additional properties.

Any business could do this with their services and the savings would certainly justify the additional effort.But if you take advantage of the new law, wouldn't the renter do the same?

That’s possible savings.