Another thought - When purchasing HVACs, roofs, tree removal, siding, etc. you can very easily pay "retail" (just look for the biggest ad campaigns online) or you can save 30-50% by being your own GC and finding or going to the crews directly.

Pay them fairly and they'll keep delivering opportunities to you.

So it would not make much sense to put only 15% down if you have to pay an additional 4.125% in points to make it happen.

You might end up paying a few hundred dollars a year to the state you set it up in, and the state you are actually doing business in. 

I agree with @Jaron Walling, you have an opportunity to sell and harvest a profit and avoid paying tax on that profit because it was your primary residence.

I specifically need really user friendly accounting features (including ability to sync with quickbooks and print checks directly from the site/software), customizable online application, and online rent-pay as an option (hopefully with free or very cheap ACH). 

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

Currently, I am paying $942/month w/ $232 of that going towards my principal.

Nobody pays me to stay home and meet the cable guy or the appliance technician.

Both of those models involve potentially comprehensive rehab to make a good return and new investors often hire the wrong people and spend way too much.Higher returns on her money can be found in debt fund syndications which are totally passive and can pay 12%.