We are able to add some of the expenses back to your income.If that is not enough, we can do non conventional (Non QM), and once you establish 2 years anniversary as self employed, we can use 12 months of bank statements.

We made a deal with her to do this that she gets 1% instead of 3%, but she never has to even go to the property to list them.

I wanted to do the same thing, but she joined a sorority.

Do you like the cold?

Otherwise, I assume you are seeing about 5-7% appreciation annually, so if you can sell and beat that return elsewhere, then it makes sense IMO.How much do you anticipate your rental would go for? 

Some Lenders do cap by the Fannie Freddie cap of 10, but there are plenty of lenders out there that will not cap you as long as you are able to provide updates on your properties and have a relationship with them.

What do you currently do now?

That can be a lot of time and work if your are doing on your own. 

The 50% rule has to do with expenses.

There are so many choices out there that you need to make, and you have to look at what you really trying to do with it, which is asset protection for your personal assets most likely.