There's actually a guy already doing that in CO and we almost booked him. 

They would be much younger employees and incentivesed much differently than most PM companies, also payed per new tenant of the year, and get a small percentage of the rent each month similar to a PM company.I would receive many of the benefits of operating a small business as well as homeowner benefits which would be ideal.

I also co host REI meetings out of Belmar if you ever want to network with other local investors.

I am covered on flips... but what about all the company, employee and team liability coverage.   

The Duplex is in the Parkridge area of Knoxville and is currently two 1/1 on the main level, with a stair case down to the basement that used to be a two car garage.

1) wait until beginning of 2019 … complete and  file tax return making sure you make your net income as large  as possible 2) possible to  add a co borrower to the property that  would allow a loan now ?

Any income you show after repairs, depreciation and mortgage interest is taxed at your income bracket at the personal level.

I moved to Ohio from Colorado to invest.

Granted that was a bubble but is it unreasonable to assume that they "should" get back to at least those levels in the next couple years?

Then you have a fun job of shimming the studs to the right level.