If you are worried about losing money at the sale, Maybe also consider selling using a flat fee MLS brokerage using their full service option. you'll still have to pay 2.5% to the buyers agent but you'll be spending 1k or so to the flat fee brokerage vs. 6k for traditional seller agent fee at 3% on 200k sale. so extra 5k in your pocket at the sale.I've used a service in MD and had good results. no experience with below group so do your own research. expect to handle more of your own staging, photography, time etc. in exchange for some additional savings. https://www.flatfeegroup.com/NorthCarolina/You don't seem like your close enough to do your own long distance management adequately and have the experience to do it professionally enough to keep things in order from afar.

If the property is properly and adequately advertised and it has not sold, its the price.

I'm sure you've had plenty of experience with all the flipping you've done, but we've had two big projects sneak up on us over the past 5 years because we didn't adequately budget them.

Schools leave teaching life skills to parents who don't adequately teach their children, it's kind of a broken system.

As long as I invest smart with careful due diligence, do not anxiously overpay to get into a deal, focus on cash-flow, do not over-leverage, keep adequate reserves, and overall follow my rules, then I will be okay. 

And if the number's don't work, move on (as per @Paul Bowers . 2) Residential financing with adequate insurance. 

I was able to sketch up my own plot maps in an hour or so, and it was adequate for the permit process.

Should be able to get into something for 5-10% down as long as you have the down payment and adequate monthly reserves. 

If you decide to stick with steam make sure any exposed piping is adequately insulated with fiberglass - we had a problem with higher-than-average heating costs which we discovered was due to inefficient heat transfer through exposed pipes. 

And even then, if you want to use this type of business accounting software, Wave is perfectly adequate for everything you need to do for rental property accounting, and it's free (for what you need for rentals).For most rental property owners, you can use personal finance software (Simplifi, Quicken, etc.), or you can use rental-specific software (Stessa, Rental Hero, etc.).