If fact there was resistance right where we are now (at the support line), but the market broke resistance and went up. 

If it ain't broke, don't fix it...but plan on fixing it in the next 5-yearsIf your ARV is only $315k, you have little equity unless you are accelerating debt paydown somehow.You will have lender fees.

I know that hiring the guy/girl who does something day in and day out is way better than me at it, and can save me time/money/frustrations.

I think we just about broke even, but the learning experience on these two properties will be with us forever.Things were looking up, but I started a hotshot delivery service right before oil crashed in 2014. 

I'd walk by Gouda cheeses in the supermarket and think about Dutch girls and suddenly I'd be in an embarrassing situation.Duplex, SFR, managing opportunity, long-term gains, all that was totally lost on me.But I did learn how to talk to and live with women, and that's made a significant difference in my life.

Is your lovely girl a RE appraiser?

What worked for you, personally, not exaggerating and saying you started flat broke, but you were working a $100k job, like really start with nothing but persistence and a goal.

Now this does NOT include capex spend, so if it needs a new roof or if something material broke, there’s the whole two years of FCF gone.

The evictions to be wary of are those that occurred because the tenant didn't pay rent or caused significant property damage or broke other terms of the rental agreement.

Leave it alone otherwise and it will be fine going forward as a purpose built rental.Bottom line it looks good as is, don't fix what isn't broke.