Whoever is leftover can not afford such high prices plus the increasing interest rate.2018 spring might be a peak, and fall is a turning point.Less bidding war.I felt that this winter might see more declines.

They would have a vested interest in making the value of the property increase, and it sounds like there is room for it. 

Sure looks to me like you made some big sacrifices for long term success... doubled your portfolio... in a year you'll have all your money back out... over $200/door cash flow... once you get your rents up where they should be it will increase as well.... for most on BP, the long game is the driving force. 

They won't include any likely increase taxes.

LLC will increase your costs to operate as well as complicate your taxes and mortgage/financing.There is actually very little need for a LLC beyond physiological protection and for that reason you are probably better off not transferring at this point in time.

What can you do to increase rents / appraised value?

I added a vanity in master bath and increased kitchen square footage by pushing into a garage closet that was not needed.

It’s a 6.5 CAP. not the highest but the area is strong, long term lease with baked in increases. 

I'm looking to build a relationship with a property mgmt company that has the same goals of increasing cash flow.

I want to purchase a small, first-time home for around $100k and slowly increase its value while using the rest of my profit for investment.