The profit was used to buy a higher quality SFH in the same area.

I highly recommend you create an "Animal Addendum" which is a set of rules for any animal, whether it's a pet or service animal.

I definitely think in my area, many of the good opportunities I could qualify for with my income would have pretty high rehab needs before they're rentable, so it's good to hear where you would start out instead.

Honestly, unless you’re in a high-end market where buyers or renters expect it, dropping thousands on a sprinkler system probably isn’t your best ROI move—especially if the property has been sitting for months.

I live in Seattle, WA but due to the limited inventory and high prices I want to invest out-of-state.

Thanks for your guidance because without it we may have bid too high. 

Keep in mind, it would be in your best interest to go for as high as 4 units on each purchase to maximize your door count. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

Investment loans generally carry high down-payments and costs.

My main concern is the interest rates being so high now as to whether what I'm hoping to achieve is really even possible.