All those things you replaced in 2013/14/16 will eventually need to be replaced again, so add that to your numbers.If you sell it now, could you generate more cash flow transferring the equity into another property?

After college I began working in property management and eventually became leasing manager for a 780 bed apartment complex geared toward student housing. 

." :)  Being landlords right now isn't what we're interested in doing, but I agree it's probably the smart thing to do and we will eventually do it.

Is there a way to bring a partner in to provide down payment and reserve cash supply and then use a heloc to pay the down payment back within a year and have the property only in my name only? If it makes a difference...

Eventually the husband and co-signer will get tired of paying the wife's rent.

I really blame the contractor since he should really explain that eventually everything breaks down.

I own several rentals and haven't pondered what life will be like when they are all paid off so if I'm missing something obvious, please let me know so I can start preparing now for when that day eventually comes.

Oh and just to add, I'm not really looking to do a turnkey, I'm aware that system is much easier to get going for out-of-state, but I haven't found any that have deals that leave much of any returns for the end-investor, the only-way I'd consider a turn key is if they acted more like just a feet on the ground crew and looked over the contractor and property as it was going through the rehab and then eventually rental phase.

If you can house hack/rent the place for 900/month total I think you'll net $200-$250 without taking into account property management and vacancy and other things you will eventually think about.  

Setting small goals to achieve will eventually lead to bigger pockets for financial freedom.