Use the capital from the headaches to go find a less time-intensive property... 

The PPP is only 3 years, so you'd have plenty of time to choose between years 4 and 10 if you wanted to refi or just pay if off before your first adjustment ever occurs.  

While a hand written addressed letter, I feel would get my attention a bit more.I won't be doing thousands of reachouts initially, just 250 or so per month so while letters would be more time intensive, I am open to it if the response rate is better.

So it will just be a minor adjustment to consumers in the states that didnt require this already.

With your excellent credit and a solid down payment, they may be open to adjusting their rate, especially if they know you’re shopping around.Explore Non-Traditional Lenders: Some private or hard money lenders could offer lower rates for DSCR loans, particularly if the property cash flows well.

The only problem I now see is that I got sidetracked from my plan and now I'd like to pivot and adjust my routine to my interests and become the investor friendly agent, helping new and existing investors get their first or next investment.

Both of these hypotheticals would adjust slightly due to the PMT formula with excel.

Talk to me about the numbers. it would be less management intensive to just rent it out as 2 separate units and not 5 bedrooms. 

When I see a property starting to underperform, as the manager I have to run the data to figure out why and then make adjustments whether is lack of amenities, need updated photos, replace a couple pieces of dated furniture or increase my focus on advertising that property specifically.

Try contacting the water department, sometimes they provide "Leak Adjustments"