I made a big mistake on my first out of state rental about 10 yrs ago at the peak of the market back then.  

Assuming I can get 3.5% for 30 yrs, 20% down, my rent contribution, 13k/yr in maint, 1k for admin/advertising, 10% rent roll for PM, 7% vacancy, im yielding 3.75% CoC and 9.5% on total ROI, throwing off >100/unit CF.

I have a wife and two children (7 yrs and 1 yr old) and I am the only one working. 

Thanks for your service. 30+ yrs LE here.

I'd bid with them with no hesitation, as opposed to REDC where they're not even worth my time.To note, I've been going to/watching their auctions for about 4 yrs now.

I think the average upswing from a low is longer than 5 yrs based on what I've heard of historical models.

sure. can we live in a 1k sq. ft house for another 2 yrs while we add to our rental portfolio instead?

The home is 1830 sq ft, brick, paved drive, carport, deck, 3 bdrms, 2 baths, roof & windows only 5 yrs old. 

In our residential units we strive to have them leased before they go vacant, but every once in a while you get a curveball ... all of our curveballs have been tenants we inherited when we purchased a property.Our current situation were long term Tenants (9-yrs) who bugged out and left the unit in a terrible state: ruined floors, broken doors, missing light fixtures, etc.  

I wanted to pay the loan off  by using TSP loan and pay tsp loan  in 2-3 yrs.