These strategies take WAY more effort, but they boost face-to-face interactions which have a much higher probability of panning out (or directing you to another person).

Obviously, 15 yr will cut cash flow dramatically, and interest rate will also be a big factor.  

Conduct Physical UpgradesWell-designed renovations can help re-position a property to attract new tenants and boost rents.

Have you thought about trying to boost your yield by doing short-term rentals?

Memphis Invest on the other hand has some stellar reviews.As for Roofstock I've seen the stuff they are selling in my market (Cleveland) & it's dramatically overpriced.Lastly, I'll leave you with some general info on out of state investing. 

get a loan on this property in order to boost your return. leverage helps. we just came off 1 of the worst downturns in almost a hundred years; chances are good you will see appreciation.

You got to dramatically increase your savings rate.

(not the busiest street but not the quietest) Will the street dramatically reduce our cost per sq. ft even if we are the best of the best on the market at that time?

Costs just go up dramatically the farther you go up the coast so frankly I’m not sure why everyone is screaming about San Diego.

This could dramatically kill your profit, come value, and deal.