I cash flow about 7k a month after expenses. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

It's now completely renovated and cash flows roughly $100/month.

What might make it extra complicated is you'd probably have to coordinate a lot with whoever runs that rail service, or at least need their approval. 

Your best bet is to borrower the downpayment (although, if your property doesn't debt service, you won't cash flow)

We moved out in July 2024 and is now cash flowing $700/month with both units rented!

Add in that money goes out many months before any generated income, the worse financing options versus purchase financing, the detraction of something (even if it is just yard space) from the primary unit, the work involved even hands off is at least as high as a BRRRR but a brrrr can provide an infinite return. 

I have it fully tenanted and have provided the tenants a 12 months notice and plan on checking in with them every 3 months to ensure they're on track.

I am moving there in 2 months and would like to buy a single family or condo.

It is a small team and I have been here for about 8 months now.