House prices keep rising and I'm getting very frustrated with not having enough to cover the dti ratio.

That would mean real estate, stocks, literally anything.

I would never do a post-possession without seeing the property unless we keep 80% of the fund on an escrow account contingent upon the seller vacating and the condition not being worse than described.  

I have a trial date does that mean they were served?

This sounds great, but keep in mind you now must pay capital gains on that profit.

What I do have is a title that shows only single family unit, and a county assessment that shows single-family.I don't have any rent receipts at all (which I find pretty surprising, considering my Dad was almost obsessive in his record keeping - us kids have recently just "ransacked" his office and found no records of rent).

If by "standard" you mean the Pennsylvania Association of Realtors contract.......you can not use that.

This preference makes sense because if these GMs are still in business, it likely means they have developed strategies to maximize profits within different economic cycles.

So I'm trying to weigh selling my rental vs keeping and renting out through a management company. 

You mention hiring subs, sounds like you mean a general contractor.