Move if you have to in order to get promoted, geoarbitrage, save more, invest, automate, cut spending to only what adds value to your life, invest the rest.  

Example would be I bring a deal to them, and they just decide to do the deal and not cut me in. 

I know that because all of this cancel rent/eviction moratorium stuff is straight out of the Robert Moses handbook.

Keep your books straight from day 1 - saving receipts, opening up new accounts per property, getting a business cc to keep costs separate.

Now I want to get to the promised land and cut my day job. 3 years ago I bought a vacation home near Cape May, nj for 155k(cash), put in 60k in rehab and just got a cma for 268k.

There's moratorium's across the country on evictions and the cutting off of utilities for non-payment. 

For a straight up mortgage it’s solid granite...As mentioned I would look into investment and portfolio lenders.

As of recent, I have been thinking I can put 20% down on a SFH and and just rent it straight out.  

An umbrella policy is just as good and can cut out some of the headaches.

Then you want to incentivize your PM towards finding tenants that are likely to stay long-term (this weeds out college students and recent transplants and divorcees), conducting regular inspections, and maintaining tight standards over the properties (regular spot checks for grass cutting, timely correction notices, etc).