At low cap rates versus debt you have less chance to shift with the market to maintain occupancy levels.I like 10% vacancy on quality properties for an estimate.

The rent would be about 1300-1400. 2005 home and it was well maintained.

Do you(the broker) maintain a copy of my leads if I leave?

So i'm trying to slowly move to the other side of this thing while maintaining my contracting business.

I want to still only live on her income which is 38k and save my engineer salary for the next 4 plex.The morgage will probably be around 800 to 900 and taxes lime 500.Each unit will probably rent for 700 to 800 a month living in one that will give us an extra 2100 to 2400 for paying the morgage and maintaining the property.Should we go for it?

Discuss this with your attorney and CPA.The yearly cost of maintaining a registered agent.

City of Lakewood also has frontage and lot size requirements that are sometimes hard to maintain when doing a split. 

Do you know what they actually cost and how those systems need to be maintained and if they're legal in your area?  

I have a full month's security deposit, and they maintain the house well, so we're not talking about a crazy turnover. 

I would also recommend a local property management who is familiar with marketing and booking so that they can ensure your property is rented and maintained as much as possible.