It is also true that if I forced appreciation, increased rents and reduced expenses there would be even more %.  

Should I take the RSU vestment and put that totally towards the down payment on another SFH, should I use that to reduce the principal on the rental or should I refinance the house (estimated value at $171k) and use the cash to finance another venture.

+To make the transition easier, I may make the first 3-6 months 50% less to give them time to fill the property and reduce their risk

Keep 1031ing and using those tax deferred dollars to buy more real estate of the type you want and gradually shift it to passive or low maintenance real estate vehicles so your work load is reduced.  

That will reduce the amount you have from the insurance to rebuild. 

Engineered wood floors are 3/8" - 1/2" thick so some simple reducers should take care of floor level changes. 

If it's around 1% of the property value then you're looking at $328/month.So all told you're at $1698-2201/month in expenses, pretty much the right range for the 50% rule.This isn't to say these properties are bad or couldn't be a good deal, but you'll either need to reduce the price or figure out how you can increase the income immediately after purchase.

If the amount of the LMR is being changed/reduced you return the difference to the tenants. 

All this proves that it was at an arms length transaction and I got my taxes reduced.

Having those reserves lessened anxiety and got me the "permission" I needed.