I have been performing a mixture of both sales and limited property management in 2017.About 13 months ago : I was property managing about 35 – 38 doorsNow I’m down to about 16 doors.Property mgmt doors decrease has allowed me more time for my own personal improvements.( More sleep , less time in the automotive shops for vehicles repairs )

When you have a clear definition of the tenant base, you gain clarity on which strategies to pursue and can provide a better product to the market, which tends to improve one's odds of success. 

I'm wondering if there are any local investors with experience in new construction who would be open to chatting about the property to help me analyze the options.... improve or build. 

Im $140,000 in debtNOI:  $6,944.00Cash on Cash ROI:17.56%Monthly Cashflow:$439.09Income-Expense Ratio (2% Rule):1.96%Total Initial Equity:$94,000.00Gross Rent Multiplier:1.89Debt Coverage Ratio:4.15Purchase Cap Rate:27.78%Pro Forma Cap Rate:5.79%

You'll minimize your risk of failure and improve your probability of profit/success with a larger reserve. 

Couple of ways to improve the accuracy of your numbers:Consider adding vacancy as a % (typically 5-10%) because it's impossible to keep all unit 100% rentedNeed to add CapEx for your future big costs (roof, HVAC, etc)Considering adding a reserve for any other unexpected expenses.Keep up the good work!

-Does a LLC or Corp not fit into the 1 loan rule?

Apparently the court even made a ruling to keep it dissolved.

My wife and are in the moment considering what you and your wife did. we built 3 years ago, and a house like mine just sold for 190k which we purchased for 150k. and since we lived in it for over 2 years im looking into the capital gains rule, super exciting stuff to learn.which i have way more upgrades plus the corner lot with an awesome back yard.

Here in Houston gurus, new investors, old investors, established investors all talk about the 70% rule and how in order to get a profit the "numbers" is what matters.