Hello @Tyler Bailey,The decision to sell depends on how the property has performed in relation to the requirements for an income enabling financial freedom.

I read the BP’s ultimate beginner guide and am just starting to read Brandon Turners “the book on rental property investing”.

So the performance here is really on me.Based on the opinions and realization I’m now leaning towards a middle of the road approach - keeping the SoCal room rental house, get that to market rates (~6% ROE) and 1031 the mountain houses.

Would love to know who else in this post owns a STR in north GA and how they are performing. 

You need to know the difference and how to find deals before you start anything.I recommend you start with BiggerPockets Ultimate Beginners Guide (free).

Next you want to form an LLC that will serve as the management company for your LLC and perform duties including rent collections and sign all contracts on behalf of the business.

If the buyer has proof of completing multiple projects and their real estate agent has a documented business history they are probably not wasting their time playing a game about a POF as failing to perform is just a waste of everyone's time (may have legal fees incurred as well).If it's an unknown newly formed LLC, an offer with minimal cash to escrow, with a shady attorney and realtor, I'd then be taking a hard look at proof of funds.

We've helped a lot of our members trouble shoot and make minor tweaks to their properties to improve the performance.

As a beginner, I’m still reading and listening to all the great advice and content out there, but tentatively working towards house hacking via a multi family property in Philadelphia.  

However, not all are well suited for the beginner route, especially if you don't have the lending ability or funds to get into them.