Down the road as you do more deals, then yes you have a reputation.You will also hear people say on podcasts that leverage reduces risk.

I just got a triplex under contract in Tacoma, Washington, and during my VA loan process I learned that I can get up to $6k in energy-efficient improvements attached to my mortgage.

I follow the BRRRR strategy so most of the properties have been rehabbed which I believe reduces calls.  

Exterior landscaping and hardscaping but mostly just better maintenance and reduced expenses (negotiating vendor contracts and just being more responsive so that little issues don't become big ones).

There's so much to learn about real estate in general, that I think the initial learning is really done best in our own back yard, and then once you feel your learning is tapering off, and feel reasonably confident about being able to buy a decent investment in your local area, then I'd say at that point it would possible be OK to branch out to other areas - if you're willing to put the time, money and energy into becoming familiar with those markets.I hope this helps, and as I said, lots of people have different opinions on this topic.

Having a clear vision of what you want real estate to do for you will reduce or even eliminate your anxiety. 

Maybe try reducing the HELOC. 

Leveraging where I could.Take advantage of this high market and put your money into an asset(s) that is valued as a business and not subjected to the sways if the market.It will also make your life more manageable with a w-2, free up a lot of $ and reduce your tax exposure as you raise those kids.Locking up all of that cash makes that $9-10k not as appealing for me.

You can use that "loss" to reduce the tax bill on other income from W-2 or rents, up to a certain amount in any given year.Paper loss?

If you had an apartment building designed for student rentals, I may change my mind, as on a macro level it could bring in better students which may reduce maintenance/damage/issues.