Good job

Yes, this is a job for law enforcement.

After all is accepted by the Housing Authority with the booklet, they will schedule an inspection where they come out and check a list of items including looking for peeling paint, windows open/close/lock, smoke detectors /co detectors / fire extinguishers all in the right locations, GFI receptacles in the correct locations, grounded receptacles if 3 prong (ground not needed if 2 prong), and the list goes on. 

You have to calculate based on a more than a few things like loan amount, down payment, taxes, Insurance, (Any HOA) PMI, based on credit, etc.If you are 1099 the Bank can look at the most recent 1099/Schedule C if you have been in business for 5 years or more with a 25% ownership in company or more. 

I didn't think 10% was a lot for them to do all the scheduling and advertising?

The rental income is nice, but the pile of cash in an after tax brokerage account and our monthly expenses being around $3500 (post move) is why I am able to leave the day job, not real estate.

Don't mean to sound harsh, but amazing job saving $100K and I wish you the best of luck!!

I am a civil engineer and this is part of my every day job. 

The job market is seeing multiple applicants per opening.

It's important to understand the difference, and I'd recommend sticking with the REIT with depreciation advantages.The Tax Cut and Jobs Act (TCJA) includes a 199A deduction and applies to certain income from pass-through entities (including REIT dividends) and allows individuals to take the 20% deduction against REIT dividend distributions that yields an effective tax rate of 29.6% or 37% (80% for upper bracket filers).