The apt is fully furnished so it has been pretty easy to keep students as tenants since it’s near the school. 

Do you keep in touch with ALL your clients every 3 months and Holidays and when they are ready they pick up the phone and call you?

So if the tool tells you $100k a year, run your numbers at $80k and if you like what you see then keep that property as an option.

Toledo pretty much offers the same, if you're set on that city connect with @Engelo Rumora Thanks for the plug mate,Hi Ken,We probably won't be able to assist as we offer turnkey and only to cash buyers.Our lowest entry point is $65,000 and that buys a 2 bedroom, 1 bathroom home that will rent for around $800pm.Plus, I'm pissed of with investors and lately and keeping all deals for myself heheI think you are on the right track with the 43607, 43612 and 43613 zip code.I encourage you to take a look at 43609 and select areas of 43610 and 43620.BRRR out of state is a recipe for disaster but since you are in Michigan, it isn't too bad I guess.Even being as close as you are and even if you lived in Toledo, I would always advise to get professional property management.An investors role is just that, to be an "investor".Elevate and delegate...Sure, you can probably manage 1,2 or 10 properties but that can eventually turn into a full time job.IMO, you should focus on scaling as in finding deals, raising capital, buying more properties, growing your portfolio, etc...And not dealing with tenants and toilets.Wishing you much success

Our over all objective is to hold the house for equity growth and future financial freedom, but is it worth potentially just breaking even or having a small monthly expense to keep the homes? 

Great advice, i will keep all of that in mind!

For example a 75% 1st mortgage and 15% second mortgage (HELOC)  keeps your rates/costs down while still accomplishing the same goal of 10% financing on a second home purchase. 

In many instances a bankruptcy is the best outcome for everyone as it keeps the borrower in their home while reorganizing their debts. 

Otherwise, 30% of your cash flow will "keep" going out the door.Go to your local Car wash and vet their operations to automate.If you're dying to invest. 

I may decide to keep it in my portfolio, fix it up and sell it on the market, or pass it on to another investor."