They have a list of vendors that want to keep them happy because of all the business they do.

Quote from @Patricia Via: It's hard to answer without knowing all the specifics. 

And we plan to do a cash out refinance to get all of our invested cash back.

All my HOAs require licensed and bonded workers.

@Moshe H.No, not all the time, but the low contributors do not wish to lose it. 

Hello all,I am looking to move closer to family and friends...Ideally I would like to find my way to southern New Hampshire.

@Luis Cerwin as others have stated, Nov - Jan is the worst time of year to have a vacancy.Majority of tenants live paycheck-to-paycheck, so all their income goes to Holiday spending starting with Halloween, then Thanksgiving, then xmas, then NYE.January is also historically the worst month for rent payments due to Holiday Hangover Spending.

How do you all mitigate these risks?   

Step 1 is to demonstrate real expertise in what you're teaching through verifiable results.Step 2 is to figure out what other courses are failing to deliver and target that.I'm not at all enthusiastic about another real estate guru. 

After all, they didn't sign your lease or agree to anything.