This is my only rental does it make since to sale so I can be a more competitive investor when I want to be a buy and hold guy?

You can still cash flow on properties above $200k, but your rents are going to be for a more limited amount of people ($2k+ per month). 

You can also require documentation that the animal is a service animal.However, you are not required to accept the applicant with a service animal if you find a more suitable applicant.

Be honest with her and explain you are going to look for a more aggressive agent.

@Yossi GoldsteinIf you’re short on cash but high on credit, it’s a way to get into a more expensive property.

A strategy I was considering was mass printing a letters and putting them in mailboxes of said properties, however, I’m sure there is a more sophisticated, way to handle this situation.

Investigate and offer a more accurate assessment of the repairs needed to bring the property to the maximum ARV as opposed to some wild guess in the dark or a repeated same rehab number for every property.4.

If you were to live in the space you could get a more solid return on your cash invested but it obviously comes with baggage.

I definitely learned a lot with this rental-- and in the future will give a more hands on guide to the house and it would be good to get inside and make sure everything is working well.

Then compare the answers to get a more realistic number.