Your only real question here is how much additional equity can you earn before you sell before the rate resets and before you lose your capital gains exclusion, versus the opportunity costs if you sold and cashed out now.

You can also buy a Landlord Forms package from Biggerpockets, me, or find one online and hope it's sufficient and legal.You don't need an app to manage your property.

Are you focusing on online lead gen like Facebook ads, Zillow, or platforms like BiggerPockets?

You can also check their reviews online at Google, Facebook, or Yelp.

If you need to earn more figure out what to do.

Lending in the manner in which you are talking about in CA would require you to get licensed or use a license broker and therefore cost you 1-2 points which is less money that you can earn by doing it yourself as a broker.

While it does not cash flow, you are at least earning money by paying off that mortgage which is approximately 60% principal. 

I encourage you to take a look at out pages, reviews and feedback from other owners posted online.

Sports stars earn $10 million in five years, then wind up on skid row. 

Even if you give $5k to earn $10k wouldn’t that be worth it?