Risk comes in many forms and is hard to quantify. 

I get the feeling you don't enjoy being a landlord, so I agree that you should consider selling and investing in something that doesn't include tenants and toilets.

Hope that helps, and feel free to reach out if you want to dive into this more!

I really believe that we live in a time where all the information you need to do just about anything is available for free online.

The 2-3% points in extra cost are worth it if you plan on using as I described above because the use would be for a few  months at most and due to that short term use you can survive a rate adjustment up.But, if you have no plan to payoff the debt like when using for a down payment on a long term hold why pay the extra cost for flexibility and have the additional risk of the adjustable rate with the amortization looming when you can get a fixed rate second mortgage. 

It balances stability with potential for appreciation, especially if you find a reliable tenant.On the other hand, for investors with time, experience, and a willingness to take on higher risk, active strategies like value-add projects or flipping might yield quicker returns but require deeper involvement.

Be sure to check out the free tools BP provides to help analyze deals you may have and also market insights.

Margins seem low and the risk seems high.

within days Wagner comes up with this Brennah oaks development and markets aggressively and even wrote a book.another few months I get a note from real wealth (Kathy Fetke’s group) through which I met my turnkey providers and they said they have cut ties with Jean Gillen and anyone associated with that group. so for my risk appetite I didn’t and wouldn’t do business with them and I live an hour from ocala. 

There is a free web site you can list your section 8 rentals on.