My husband and I left the rat race several years ago to become full-time real estate investors.

There are a ton of investors in San Francisco and NY accepting minuscule Cap Rates, because they've been seeing so much appreciation.Since depreciation is out (BTW no depreciation on land in the States either) you're really only left with appreciation (assuming no CF) and mortgage pay down. 

If it's not in Texas then you're probably using a property manager and that takes $5,700 off of the top and you're left with $6,300 for all of those expenses.In short, something about the numbers doesn't add up...

Would the outstanding mortgage be paid off at closing and the seller be left with the difference of $25,000? 

My partner and I have been losing deals left and right as properties are being snatched up before we can get into the action.

Now in a 1031.I have a few weeks left on my identify period.

She still needs to finish school 11 semester left and i need to finish my academy before we will be able to officially do more than plan for this.

I have been more involved in the management side of several SFHs in the Orlando-Kissimmee, FL metro, as well as a parking lot in the suburb of Paris.Over the past year, I have been teaching myself and learning from many people like Rod Khleif, guests from many podcasts I follow (BP, Rod Khleif, Bill Manassero, Joe Fairless, Grant Cardone, Kevin Bupp, etc...) and many articles/books.I had set myself to have my first investment by age 30 (4 months left!

My tenant owes me  several  months of rent, FINALLY he  has stated he have moved but did not leave keys and have left a lot of personal property. 

It really just depends on how much equity is still left after the cash-out that you already did.It sounds like your best bet would be to get a HELOC and use the remaining equity to buy another deal.