The low total interest I'm paying each year combined with my curiosity to personally see the interest adjustment play out on a low principle balance changed my thinking.With a small remaining balance, the difference between the two approaches (maximize leverage v minimize debt) is too small to worry about.

The one's that are doing well do a lot of "little things" but, in my mind, here are the biggest "little" things you can do:1. refurbish with modern furniture.

If this plan's execution is as easy as it sounds, I'll have found the perfect combination of lenders to do BRRRR until I reach my limit.

As a result of a combination of factors above added to the fact that I do not have contractor crews in place (as I have a full time demanding job) I am unable to proceed on my investment goals in real estate locally.

A legit lender combined with an agent experienced in flipping would be a safer approach 

Personally I think there would be buyers that would prefer a more modern/rustic style with new kitchen and bath, etc. 

Also for those 6 years, we rented out our basement so I do have experience working with renters.So now with all my background information out of the way, my question is - In forming a business and writing my business plan, do I combine my two goals into one company?

Cleaning to me is  a separate line item, but combined at tax time with maintenance.Repairs are unexpected and sometimes partial.  

The sweet spot seems to be between 4%-5% for total commission (combined BA + SA).  

At the worst, I have had tenants who painted several rooms of a house without obtaining permission as required, and they chose bad colors or combinations that had to be dealt with when the house was put up for sale.