I am not a W2 employee so constantly limited by my DTI when it comes to bank lending even though I am savvy with saving, house hacking, etc to keep my cost of living down.

The person managing it, is a goverment employee it's a sheep compared to deal makers of investment companies. 

Since the difference between the 2 transactions is $25,000, that is the gross amount you make.

A little background to start out because I'm feeling a little scatterbrained with the directions to take next: I'm 23 and currently own 2 duplexes with gross income just shy of $4k per month, net after mortgages, taxes, utilities, repairs, etc. is about $2,125 give or take depending on the month.

If you're running a company generating $3M+ gross you probably don't have time. 

While I do have employees to handle other tasks, I do all of my own biz dev. 

My advice if you could build a small team with payment of 50% or some sort of percentage of your spreads as payment .8 director of your marketing campaigns it will be that employees job to buy things like the Deal Automator that makes marketing easier and more consolidated and less all over the place Carry what did Deal Automator does is take all tools you need as an REI and consolidated into one platform

Designate someone in your office to be the “Suzy” that talks like a low paid employee who is indifferent to a result and is the one who requests for her mgmt company.

Utilities could be 10% of effective gross income (EGI) which is probably high but I'm thinking of heated units in mind.

My ROI will be $7200 per year and the purchase price is $62,500, around a gross ROI of 11%.