CAP from my calculation is +10% so naturally I am going to scrutinize.

With the exception of finding the tenants (I use an agent) I manage all maintenance aspects of the property but am coming to a point where I might want to move on and considering doing a 1031 exchange to of course avoid Cap Gains and invest in another property closer to my primary residence.

Multifamily DSCR Loans (https://www.biggerpockets.com/blog/multifamily-dscr-loans) would likely be a perfect fit for this but unfortunately are pretty much always capped at 10 units...

Cap Rate: Net operating income divided by the property price.

. - Is income capped so we are helping those most in need. 

Also, our fee is 7% but capped at $149. 

Depends on the cap rate you are looking for.

And in doing so I realized that it’s going to be $2k more per year to insure it for replacement value of $145k vs before it was mostly just liability insurance plus a cap of $15k replacement payout. 

When all these are factored in, the average cap rate on a single family home is in the low 3% range.

NY has a cap on the % that public adjusters can charge.