You are doing things right and I can tell from how you present yourself you somewhat understand and respect the environment.

Are you comfortable enough to risk it for the biscuit?

Leasing at $3k/month covers your current mortgage comfortably, so refinancing could relieve the pressure of the balloon payment.

My exterminator won’t kill bees, they are important for our environment.

For both short- and mid-term investors, the market's diversity and relatively lower entry costs make it an attractive option.FYI - Philadelphia has a tenant-friendly legal environment, which can present certain challenges for landlords

However, if you’re comfortable with the expenses and prefer to hold, you’d continue building equity, but it may take a while for cash flow to improve.

There will be tears, but they can be comforted by the cool "Sub To" hat.

Joining real estate investment groups and attending meetups can also help you find potential partners with local expertise and help you get comfortable with cap rate analysis and other key metrics!

With its own exterior entrance, soundproofing, and hotel-like amenities, guests have a comfortable space without ever entering our living area.

Even though you feel you don't reach the full cash flow potential, you gain on making the lives of those families more comfortable.