I may not be using the term "gain" properly...or maybe I am and I'm getting the valuation ratio wrong.

We don’t know any PMCs to recommend in the Central Jersey area, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Your maintenance budget, assuming nothing else goes wrong in 2 years, covers a $4,100 turnover cost.  

I am probably wrong it is a rainy Sunday in Oregon you know how that goes it can bring a guy down! 

@Michael Yu what was wrong with the lender that suggested the delayed financing in the first place?

If you talked to someone and they couldn't answer your questions, it's the wrong person. 

But with the available flips right now and old homes, it would be wrong to do so immediately. 

It's been 4+ year of investing and I only have 45,000 cash and a business that makes good money and gives me a lot of free time. 
Am I grateful for what I have of course I am. I only have one problem that is a little...

Perhaps my method of running the numbers is wrong, I'm forgetting something or the local market is missing a massive deal.

We don’t know any PMCs to recommend in the orange county area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.