If you believe that things are as they always will be, (first you should look at the past and see if that is a reasonable assessment of what the future brings) then taking into account: limitations on what you can invest in, your Solo 401(k) "projected" growth, fees & hidden fees, you can't co-mingle funds, you have to carefully manage the process, future tax increases, tax law changes, a national debt that is north of $22 Trillion dollars, unfunded liabilities and and of course inflation, along with possible "bail ins" then you are well equipped to decide if that is a good choice for your style of investing.However, If you are an "opportunistic investor" . . . . you jump at the opportunity when it arises, then you run into some conflicts.

We can increase rent to match the area, but it is already cash flowing.

The value of the home has increased substantially over the last 3 years.

That makes it hard to use a lot of these services with any sort of confidence.

@Bosko MijatovicIf you get a single family, consider renting it out by the room to the medical students at COMP. renting by the door will increase your cash flow.

Inventories are up (which is a good thing), prices are still increasing at above average rates (6%) but not as fast as the first quarter of 2018 over first quarter 2017 (10%). 

I'm currently managing a small impact investing fund in Madison, and am looking to increase my involvement in the real estate industry.

I feel confident I know what a good deal is now, but have to admit I’m in no position to fund any portion of it.  

The population has declined for years but just last year has increased.

Knowing what to do and actually doing it are different.When you are fully confident with the theory you are then ready to begin the first hand practical.