So while they still have the inventory, they just acknowledged that the model is struggling (may have some of that anticipated future earnings and optimism already baked into the stock price) and they won't be able to sell homes in the anticipated timeframe, so short term quarterly earnings may be less.There are some other big players listed on the stock market like American Homes 4 Rent, amongst a few others   They have something like 53,000 single family home buy and hold homes.

Apartment landlords still have reasons for optimism.

Here you're optimizing for learning, not for cash flow or appreciation; these still matter, but they don't have to be the best possible. 

With no experience the DSCR will not be optimal, but it does not have to be optimal. 

I would go over with a 3 day notice to perform and quit and make very clear if the alarms were not in place by the time I returned in an hour that they will forever get my not optimal tenant rent increases (even though they legally have 3 days to fix).  

@Nathan Leger - Optimism can get you mentally prepared.

You should consider hiring a PM to optimize your return (bonus it should also reduce your work load).Good luck

What stage of the process(before going in contract, between contract and closing or after closing) is optimal for making the switch ?

But if you live at home with family or already own a home where you are currently renting a portion of it out, then that changes the dynamic of how you should invest to best optimize your returns.

The best way (but not the fastes way) is through SEO search engine optimization (that is how I make all my money through homerun deals).The faster way however, is establishing a credible website, and drive ideal traffic to the site manually.