Also post Facebook marketplace, craigslist, Facebook yard sale, community websites, Nextdoor Write up a canned reply to zillow / email leads and save it on your phone and computer.

With decent tenants you can likely manage from 4 hours away-and you have a partner to rely on too-if I read correctly.

Thanks for replying guys, I sent you both a property overview

My reply is always "sorry, I'm full!"

Let's hop into a private message thread so I can get a little more detailed info so I can advise correctly.

It would appear to me that, on the contrary, IRR is a great tool (but not the only one) to assess an opportunity as a whole as it benefits from many advantages: it values time ...Me:  No, it counts time...not the same thing.and takes into account leverage, Me:  No, it doesn't consider the reuse of the same funds, thus reducing the cost associated from the leveraging....cash flow, debt repayment, Me:  Not the correct way. 

The amount due for a loan before you get one is called a loan origination fee and that is usually  done by someone with a license (which you do not have) this is so the lender knows that the paperwork is done correctly. 

Thanks everyone who replyed to this post - mostly privately of course.

If your potential sale price of $850k is correct, I would sell. 

If you have no real equity, that also changes things.Hopefully my reply has you now thinking.