As mentioned above, winter is usually a slow time for filling vacancies.

Does your cash flow include maint, CapEx, vacancy costs?

Try re-calculating with 10% each for vacancy, capex, repairs, and management. 

3% vacancy seems a little low to me

If I kept it as a rental (after 70% refi BRRRR) the mortgage would be the rent, I'd negative cash flow Maint, CapEx, Vacancy, and self managed.

So we had a hard time keeping out vacancy rate as low as we thought we'd be able to... 

Also, this property should cashflow decently even factoring in all expenses, maintenance, vacancy of 5-10%, etc. 

Hey Real estate champions, what option sounds best to you, if the intention is to get best return on real estate investment,  good cashflow,  cash on cash, less vacancy,  low maintenance, least hassle, and expect property appreciation over time etc might not go for BRRRR currently, due to time constraints, and it's tough in bay area.but considering, open to anywhere in US (but not a fan of snow) , and down payment is not a problem (although there is a max limit,  but let's assume it's not critical to put 100k - 500k down payment ) Option 1- Go big, all in, one apartment complex may be 20 -40 +units  in TX, AZ, FL or where ever its possible, hire onsite manager.Option 2 - Invest small, buy multiple duplex/ triplex etc. near by,  try to manage self to save on prop mgmt Option 3 - Go for multiple single family homes near by, manage self. easy to sell/buy individually if needed Option 4 - Go for Land, rent space for RV parking,  mobile homes etc .

Commercial investing is in some ways easier because the value is usually derived from income based appraisals, instead is sales comps...usually, not always.Meaning if you can get expenses down and revenue up you can force appreciation.It can also come with much longer vacancies, and can sometimes be hard to sell.

Do you a vacancy, repairs and capex budget.