Tell the kids they are joining the Navy out of high school.  

High cash flow high value add Lessons learned?

Sounds like an ad, and high priced.

if so, take a refi that gives you 20-25% of the new purchase down payment. this will allow you to keep the cash flow high on the existing and have those funds as down payment to get a loan on the new. 

Working with KW you will likely get a lot of high-level education.

Living in the high-priced West Coast, most OOS investment opportunities may seem great on paper compared to your market. 

Small duplexes in need of work appear to be obtainable for around the high-300s to mid-400s.

You make a valid point about the active involvement required in being a landlord, even in high-quality neighborhoods.

The question I have is regarding the current rates… they are either hovering high 6s or low 7s right now.

If the cap rate shifts to 6%, your return drops slightly but remains robust.It's essential to monitor these rates closely, especially given the current high-cap period with potential for recovery.