However, on the renting side, we have seen an increase in inventory of days on market too. 

. $8k cash flow (this will increase over time because you are in an appreciation market). $6k principal pay down (based on your current loan). $20k appreciation (based on 3% which is conservative, 4-5% is the historical average).

And this will only increase in my opinion so it's a great time to invest!

@Jordan Meltzer unless you find a screaming deal - a Class A property won't cashflow for 3-5 years.Class B: 1-3 years.Class C: most investors don't properly understand the risks, so should stay away from them.So, you may need to deal with negative cashflow, but plan on appreciation increasing your wealth.

The tenant base, on average, tends to be rougher on the properties, moves more frequently, and cannot absorb any rent increases.  

This may be an opportunity to remove the tenant, refresh the rental, and increase rent significantly with a new tenant you've selected and trained.4.

He tells you to pay him $5,000 (or much more) to learn all the "secrets" that made him wealth, but then he doesn't tell you that his "secret" was to increase earnings, reduce expenses, save up and invest.

The house is in Woodforest though so rentability might be lower as well increasing vacancy risk due to high rental costs. 

All this makes for great guest reviews and helps increase revenues. 

That then registers the property at a new “base rate” and your future rent increases all be “base rate” + Inflation as guided by the town.