Just keep being a good landlord by making sure the property is in working order and being quick to respond to issues.  

Cap rates are dropping off quickly and it will only get worse for us.

I read through the Ultimate Beginner's Guide and the multi-family property investing seemed like the kind of investing I would be interested in (duplexes and triplexes) and potentially house flipping.I have some background in real estate investing - primarily doing accounting work for individuals and commercial real estate developers. 

First get another job as quickly as is reasonable.  

Yes, having financing available and able to do quick closes has already helped.

Oh, and there are two more things I enjoy: writing (which you could probably tell) and networking with people (which is, in part, why I'm here).My GoalsI'm not looking to get rich quick, I'm not looking to be the next Warren Buffett.

They will spread to adjacent units very quickly and people will carry them from unit to unit.

Here's a quick recap of my last 6 months with this deal:03/23/16: Went to foreclosure auction to figure out how it works.  

Welcome, @James Chung.Just a "quick tip." 

To my surprise she said “That sounds fine”.That next morning I called a realtor, listed our house and started looking for properties in Denver, Colorado.Our current residence sold very quickly, and we moved into a single bedroom apartment in an “OK” part of town.