My choices are buy another rental or lend the money for a 10% return.

In our area, renters expect new flooring, new kitchen, freshly painted house of their color choice and a gardener.Taxes-confirm with the locality it is close to actual.

But that's me because their ROI has been far greater than 6.16% annually over the years.In summary, I would take some of the advice from the other experienced investors in your thread and consider increasing the amortization to at least 20 years (unless you have a real strategic benefit from keeping it at 15-years) and also boosting the rents to proven market values.Please consider taking those considerations into account in your analysis and share an updated screenshot of the new numbers. 

I'm not trying to change your mind about earning a higher education but if I had the choice of having real estate debt vs. college loan/debt I'd choose the property debt any day. 

Joining the military is a career choice not a short cut to real estate investing.

My SHRA documents state that after the first year of contract and the owner does not wish to continue their Housing Choice Voucher, they must give the tenant a 90-day notice to move.

That is contrary to the concept that we make available - which is to give investors the ability to direct their tax advantaged funds towards the assets of their choice with the maximum flexibility and the lowest cost.If you'd like to view it a "percentage of assets," it can be said that the range is from 0.02 to 0.0001.

Las Vegas will be one of the top choices.

@Josh Collins I think you made the right choice. 3-4 years is a long time and the scope of what they wanted done is totally acting as a property manager, and no good deed goes unpunished.

Disclosure:  I am a lender.I personally would not escrow if given the choice.  1. when lenders set up escrow accounts, they typically add in a buffer (by the time taxes are due, they are holding 14 months worth of taxes).  2. as you alluded, by not escrowing, you control your cash and have the use of it during the year.There is a potential downside to not escrowing.