Thanks, @todd rasmussen and @Joe Villeneuve, I'm a little embarrassed that I didn't see that for the simplistic math problem that it is (hhmmm I wonder how many other KPIs I've been doing that with;)) thanks again, happy holidays to you both 

Happy holidays to you and your family.

What tools are at my disposal when I don’t have enough equity in the properties yet to refi or sell, but my ambitions and drive are pushing me forward, especially with great deals in the winter market?

You could look in an outlying area where home prices are a little more reasonable - maybe Lake County area, Colusa, Solano, Vacaville, Winters, etc?

Thank you all and happy holidays!

Hope you're all having a brilliant holiday season with your friends and family! 

Best of luck to you & Happy Holidays!

2BR/1BA not as desirable as 3BR/2BA: Storage and multiple living spaces are appealing.Garage, large yard, and allowing pets attractive for many tenants: I added non-refundable pet deposits and increased rent per pet.Renting in fall/winter is a challenge: I experienced one month vacancy (standard to expect 5% vacancy).Prioritized tenant selection: Tenants (Denver landlords themselves) are clean & pay on time.Decided not to allow marijuana to minimize liability: reduced some interest.

Happy Holidays and may the New Year be prosperous! 

Finally have a decent amount aside to invest ($80,000) looking to do a BRRRR strategy in Central Pa to get the ball rolling if anyone knows any agents good with investors or properties in distress I can love :) Happy Holidays everyone