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.

Have patience and stay smart.

Might take a while to fully cash out but depending on the location of that land it might be a smart thing to do.

I was able to get into this by networking with some very smart and talented people in the local market and banking.

Hey Michael, using LLCs for rental properties is a smart move for the liability protection and tax benefits.

In general, it could be smart if you have 4-5 years there.