I like that you have exposure to a few different markets!

@Pat Saperstein when we did STR's, we used an abbreviated lease, guests cold sign electronically.If we were to do MTR's, we'd use our full lease.You could send an eviction notice that coincides with their MoveOut Date to minimize your exposure.

The great thing is that Washington and Tennessee do not have state tax filing obligations if your only exposure is rental income.There are three main requirements to make a successful 1031 exchange1) use of an intermediary2) identify replacement property within 45 days3) Close within 180 daysBest of luck

Licensed and insured contractors with workers comp , little exposure . 

Unless you have a liability exposure issue, what is the rush? 

Listen to @Bruce Lynn that is great advice on getting some sort of industry exposure in the trades, you could build connections doing that as you are very likely to run into somebody who is a real estate professional.

If you want more control over it than dropping it all into an index fund, use a self-directed IRA through a brokerage firm like Scottrade to build your own fund of 20-30 stocks you personally choose & invest in some REITs you like to get the real estate exposure.

Perspective only happens as a natural outgrowth of exposure - when I had 9 units, I felt the same way as Arnie.  

Example 2: fleet vehicles - sell at 80,000 or 5 years (MARCS EOL)... or similar type system that minimizes exposure to LT maintenance expenses.

Depending on the state (and local rules of court) it MAY be possible to purchase real estate subject to a secured creditor such as a mortgage lienholder.Ultimately, if a sale is subject to court confirmation, judge will expect PR to either list property for max market exposure and have provided for all creditor's to be accommodated and satisfied, absent a written compromise agreement for less.