Seems more like a preference rather than a way to lower expenses.

Interest rates are so high it seems impossible to build a cash flow positive portfolio using loans.

Maybe its just my experiences but it seems like over thinking it to me.

- Management fee percentage and what that typically includes (my company seems to charge a cleaning fee separate from their management fee, which I hadn't realized)- Additional monthly expenses (my company charged $200+ for a fire extinguisher inspection?)

If rates really are going to come down it seems the 5 year ARM might be the smart play here but I’d love some experience to weigh in.

Get a good, but not fancy, car and keep it till it costs you too much to keep.You have a high income and seem to be saving about half of it, but also have some large loans. 

Model that out for each individual lease, if there is multiple tenants in the property.Underwriting a multi-tenant NNN deal is not as straight forward as multifamily..in my opinion.

. -- Jefferson County technically allows them but a county board has discretion over renewals, and I know of people being denied for what seem like arbitrary reasons.-- A little further from you, Park County is a great option.

I've been looking at zillow and it doesn't seem to be too many options in our area.

Personally, I think $50 increase is a lot, so raising the rent by $200 or even more seems like a lot for a tenant to absorb.