What I'm really trying to do leverage up to more units either by adding a 2nd property or unloading this one and getting a larger commercial one. 

In the event I need to pull money out, I'll have a larger pot...if that makes sense. 

Try looking at some of the larger offices in your area, especially ones that also facilitate real estate courses - reach out to the managing Broker and ask them to recommend a newer agent to you that would do it for a reduced listing fee - worth a try!

Roth IRA wouldn't ever pay the tax. 

So we decided to to buy a larger home.

This is most complicated BRRR deal I've ever seen. 

Exception, on larger parks/nicer parks, you can afford to maybe higher out the property management services, it is becoming ever more popular, but it is still a long way off from the apartment world.

has anyone ever went without using stain, and just kept the natural color. 

I'm originally from the East Coast and will be packing my family (Hot Brazilian wife, and smartest 13 mo son ever) and moving to NC. 

So aim lower than it could ever possibly be or walk away.