U should revist your refund policy it really reeks of get the money and never refund any money because of your arb clause and venue clause you guys know what your doing..

When will the government wonks realize it is hard to force the free market to solve a problem they helped create?

You might have other options to explore to drum up liquidity (HELOC, Margin Loan, Policy Loan, etc) that can supplement your HYSA in the DP.

Newsom's plan is lazy governing.   

I’m based in Portland, Oregon, where residential investing seems challenging due to landlord-unfriendly policies and negative cash flow on higher-quality properties.

•Instead of transferring the title, consider using strong landlord insurance, an umbrella policy, or a land trust (with your LLC as the beneficiary) for added liability protection.Your FHA Loan Potential for Another Property•Since your first home is already a rental but was likely purchased with an FHA loan, you may still be eligible for another FHA loan—but only if you meet one of these conditions:•You relocate at least 100 miles away from your current home.

I am currently with State Farm but they will not renew the policy after May 2025. 

Hi EdwardThe main benefits of section 8 include guaranteed rent payments from the government, which can provide a steady income stream and reduce the risk of vacancies or non-payment.

By any chance, do you know if you're eligible for any government grants and/or funding?

You will need a software, screening policy, work order request system, etc...