The formula is simple and is as follows, 75% of gross rent - PITI = net rental income.If net rental income is positive its added to your total income and improves your purchasing power.If net rental income is negative then its considered a liability similar to a credit card or a car loan that you gotta qualify for.Some banks have "overlays," or additional requirements they place on top of borrowers when you have rapid acquisitions of multiple properties but by no means is 2 properties in one year considered "rapid," by most lenders, however 3-5 would be its an underwriter and case by case bank "call," to make. 

Adding a garage makes it more likely the tenant will stay longer.

Investing out of state is definitely a viable option (most of our clients live outside of AL), but just know that you'll need to put in extra legwork during your research and vetting stage. 

@Lauren Speidel thank you for the extra detail.  

If you are adding value in your active portfolio, your returns can be higher than passive investing. 

I’ll post a Craigslist freelance ad for someone to remove both your signs and restore beauty to your community.

It can earn you more money by adding value than you'll receive with a SFH of 4 units or less. 

Multi family/Condo conversion experience is an extra plus.

I will forego $300/mo in extra 'cashflow' for a principal paydown of an extra $1000/mo. 

But I would make sure that he is fairly compensated for his extra time, expertise, and expense going forward.