Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

This is the time you need to realize you need to own your own home because 13 dogs is a major problem. 

Being new to this can be risky.

-Rehab funds are usually held in escrow, which will require you to request draws. 2.

This is based on demographics/interests including age, profession, income etc.. 

I'd go ahead and list it.There are many past posts on how to improve your search list placement such as making frequent changes to listing and updating pictures.

Maybe land isn't the way to go? 

 Here's How to Make Sure It's Set Up for SuccessToo many real estate investors focus only on acquisition and forget about financial clarity.

Not disputing your experience and I'm sure your agent is great.However, the Goosehead model is designed for the local agent to sell and the corporation to service.

As I look forward to retirement I have often debated with myself this dilemma?