Smart folks know to stay out of crowded trades, and perhaps even look to short them.I see the same thing in RE investing, or really anywhere else.

It is not unheard of for Lake Havasu City to only rain once a year, so people started doing not-so-smart things like building houses in the bottom of washes, and then they were shocked when they would finally have a decent monsoon and get hit with a flash flood. 

Does anyone know of any Smart submeter systems for electric or Rubs recommendations?

Here is quoted VRBO policy:"Vrbo, another vacation rental company, states that it does not allow any form of surveillance device inside a property, with the exception of smart devices that are allowed "as long as you have been informed of their presence and given the option to deactivate them."

I am ok having this level of debt because of my non RE assets, but I reference it to show I am not afraid of smart use of leverage.   

Your job now is to make a smart first purchase.

I fully agree, I found them here in BP and wouldn’t be smart to risk their reputation here.

I really think I should sell 2-4 properties but really would like some solid advice on smart action steps I could take now to set myself up in more sustainable position.

However, they are smart enough to surround themselves with the right people who do know what they are doing and everyone benefits. 

Have patience and stay smart.