Makes sense to keep 60-80% LTV debt on rentals (to me).I will add;  I'm fortunate enough to invest in a lower cost higher performing rentals state of GA and I do advocate buying at DSCR of >1.5 absolute min and my typical was 1.7 and due to rent appreciation all are over 2.0.   

Point Breeze has numbers to back up the hype, big reason is that it has exploded by  Ori Feinbush from OCF who can be credited with blowing that neighborhood up, as he is doing with Grays Ferry, specifically evident of the properties closer to 25th street and even more so as you get to close to Washington where you see similar values and new builds as you do in Whitman and Pennsport (just the southern part really a few blocks north of Whitman, you're on point that the rest of Pennsport is better).  

Robert Kiyosaki is a big advocate of seller financing, because no one would give him and Kim a loan for years.

How you made it to 50 on spreadsheets is mind blowing to me.

While they can provide valuable advice, you must advocate for yourself and trust your instincts.Selling real estate—especially multi-use properties—can be full of surprises.

I won't advocate for them here, but it can definitely be done.

Did my realtor not even advocate for me?) 

Bramante’s analysis on a blow by blow basis.

There is a company names Hemlane that offers that "light PM" service that may be interesting for you instead of a full blow PM company that may cost 7-10% of revenues.

There is a niche group of small home lovers and advocates...I don't know if they are still in vogue as they use to be?