No matter how many deals you do, having a license is having your own business and running it properly takes a lot of time and effort.All in all, I love it.

I am not sure if you are properly accounting for property management, vacancy, etc.? 

Sell it now, net gain about $40-$60K after taxes, commissions, listing price, etcTo properly and adequately answer this question, one would need to know your strategy and goals.Strategy A is based on cash flow to support living expenses.Strategy B is long term wealth building - appreciation (market and forced) combined with principle pay down, depreciation, etc.If you strategy is A, then you should sell as this will not turn out positive for several years down the road (unless you utilize some sort of house hack play, vacation rental to increase income, or any combo of increasing income and reducing operating expenses - which by the way you skipped a lot of those in your analysis so your negative monthly cash flow is actually greater than you explained.)If your strategy is B, then by all means keep it and enjoy the likely future appreciation, amortization and depreciation deductions to offset your actual loss each month until the unit goes cash flow positive.

And, when properly maintained, even though you get a depreciation write-off, the asset often appreciates in value. 

As strange as it sounds, cleaning carpets can bring out even bring out odors that you couldn't smell before.The ozone machine should help take care of this, just use it properly. 

Emphasis on the licensed part.You could get in a lot of legal trouble for not having proper credentials and acting as an agent for owner.

I pay HOAs, she didn’t want that either...Your accountant would need to know the full amount of the rent you collected, so that sounds proper.  

Needless to say I'm actually devoted with proper motivation to start up this real estate venture for real now. 

Hopefully you know which kind of title insurance to buy.Hopefully you also have a deposit to bind the contract and it's being held in a proper escrow.I could go on and on, but if any of this is a surprise or even an open question for you, get some professional help.Real estate sales looks easy from a distance - and sometimes it is. 

The impact via higher loan amount (i.e. financed closing costs), is already factored in the recoup analysis which properly accounts for resetting the 30 YR amortization.