Use your time on station to self educate, improve the property, and build relationships with property management companies.

I am specifically looking for a tool to automate maintaining the agreements in the lease and communications with tenants, as well as a ticketing system for maintenance requests, maybe a capitol improvement request functionality.In my wildest dreams I would find a consultant someone local to central Massachusetts who would come in and see how the portfolio is currently being managed and make recommendations on accounting and property management systems and processes for our team to evolve.

Now, as the internet only improves with developments such as Starlink, where anyone with a laptop will be able to connect to the internet worldwide.

Before looking to invest cash in another rental property it might be worth analyzing what improvements to your current property will do in terms of higher rent. 

The standard printed exception as to discrepancies, conflicts, shortages in area orboundary lines, encroachments or protrusions, or overlapping improvements:(i) will not be amended or deleted from the title policy; or(ii) will be amended to read, "shortages in area" at the expense of Buyer Seller.Why would I choose (i)? 

The owner is selling it for a reason...what can you do with it that he/she did not.And, I think you're smart for looking beyond the first year cash flow; the most successful investors I know are interested in performance improvement year-over-year and are confident in their skills to "create" a winner.Hope this helps...what little you shared didn't scare me in the least.

My intent it to use it to pay off some short term loans debts to improve my DTI and credit score, then refinance my house and put it back into the ROTH in roughly 6 months from the 'cash out' of the refinance while rates are still great.

I'm going to add a parking lot and some other improvements anyway so I'll take another swing then.Clint

With each deal it gets easier and easier because your processes and your knowledge improve.

By lowering your cost of living, improving a property that needs some work, and having your tenant(s) pay down the principal of your loan, your net worth will really climb while you're househacking.