There are also closing costs, potential renovation needs, and ongoing operational expenses to consider on top of the down payment.

Have a property for sale in Delaware (15 min from the beaches and outlets, close to two country clubs,etc).

The same holds true for investment properties as they do any loan, with regard to when you closing and not having to making a payment for a specific period of time.

If it was bought as a rental and you've never lived there, with a 3% interest rate and close to cash flowing with a PM, I'd hold it. 

If you're thinking in the Reno Tahoe, NV area you can check out this rent map: https://www.addressincome.com/data-center/reno-rent-mapLook at other factors in the neighborhoods, like close to trails, restaurants, college, or a cement plant.

As a side note: Your closing costs also seem low

Are there any banks/lenders which would provide some incentives on closing cost and give good interest rates?

If your rental is worth $2,000 a month, then you should charge close to that and the rent should cover your expenses. 

Here is an excerpt: Standard of Practice 1-7 When acting as listing brokers, REALTORS® shall continue to submit to the seller/landlord all offers and counter-offers until closing or execution of a lease unless the seller/landlord has waived this obligation in writing.

You can get a 2%-5% rate on a mortgage that you assume and since values have come down in most states over the past 2 years, you may be able to find a seller who would be willing to have you take over the payments and cover the closing costs!