[That's an extra $18K a month we didn't anticipate which really helps to offset those extra operating costs.]

I have about 10-15k to play with which should be enough to cover closing costs and have a small bit in reserve If I can't find a Tennant.

I personally have each of my properties setup in their own LLCs (no biz license required where I am at) and then have a personal liability policy to cover myself as an individual in case someone got through the LLC wall.

I heard of a situation (I forget the institution name) that also had the same set up as Baselane.

You likely need a much larger volume in lower cost areas to make the same money.  

I don’t see how you wouldn’t sell for $1M (let’s say net after all selling costs, because that’s how you have to repurchase.

One cost to consider is downtime.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

We are working on getting our finances set up in it so we can switch over completely in 2020.

I would also research closing cost and down payment assistance options, the more equity in the house you want to purchase, the more likely the bank is to approve you.