I can handle about 80% of the work for a property flip.

Send them a written notice of non-renewal, following your local laws about how much notice you need to give.

network network network. anywhere there is one in your area go and meet someone and follow up is key after that. there are many good apps to find local RE events

I will die on the hill that the 70% Rule is flawed. 

The challenge for a PMC is having the time to answer all your HUNDREDS of questions and handholding you as you learn, while still making money.

Plus the hours of material participation. 

@Kyle Carter, The strategy you're looking at would be what is called a "consolidation exchange". followed by a conversion to your primary residence. 

Im reading the book....."

FYI I do have plenty of reserves for my other units already, but would like to keep each property separate.My question is, where should I draw funds from to pay the least amount in penalties, taxes, loan interest, etc. from the following sources I have available:- 20 year 401k loan for a property- Sell a piece of my stock portfolio at 15% capital gains tax- Take a HELOC against an existing property- Private money loan from a trusted partner I have worked with beforeAlternatively, I could pool the reserves for all my properties to ensure I can cover anything immediate and know that I could always sell off a piece of my stock portfolio if needed and have the funds within 3 business days or set up a HELOC and only draw from it if needed.Appreciate any thoughts or what you have done in the past.

Ensure the state provides a clear title upon sale.