Hold or Sell? Need advice

[Dustin R. Smith]

My wife and I own 4 properties, 1 commercial building and 3 condos, soon to be 2 as I just sold one that is in escrow. We have 2 units in Folsom, Ca which is a middle-upper end community and the units have been fantastic rentals and will continue to be for the long haul. My only play here would be to sell while the market is high stock pile cash and then buy when the market crashes. I am not sure if it makes more sense to sell one or the other or just not sell either. First unit is a 1/1 we paid $135k for it and it’s worth $290k. We owe $103k. Monthly income of $340 on $1650 rent. 4.25% loan with 11 years remaining. Second unit is a 2/2 we paid $287k and it’s worth $355k. We owe $265k. Monthly income of $390 on $1994 rent. This was a personal residence that went through a loan mod when things were tough and was converted to a 40 year mortgage to lower the monthly payments. We still have 35 years left at 4.75% So for that reason I dislike. I would prefer to keep the 2 bed/2 bath because I think they rent better than 1/1 although we have never had trouble renting either. My mind changes dad by day if I should keep them or sell them. If I sold my 2/2 I could just about pay off my 1/1. The other unit I am selling was owned outright and made us $1200 per month. We are in escrow to buy another unit which will do the same. So if I sold my 2/2 unit would get around $75k after fees/taxes (I can avoid most tax on this unit). Then i can pay off the 1/1 which would give us $1250 a month and $1200 a month from the two condos. Part of me wants to de-risk by paying the mortgages off before this market crashes. We are both 33 and have income that is affected heavily my the real estate market. So when it crashes we will be making much less. On the flip side I can sell my 1/1 which has a lot more equity and pay a sizable amount to the loan on the 2/2. Thoughts?!?!? Thank you in advance.