I would by real estate in cities that have seen large negative decreases in sales prices but are still positioned for population growth.2.

In exchange, I’m more than willing to help with tasks such as guest communication and messaging.

If you've had them for a long time, then most of your value is from growth anyway, you can take anything that you put into your Roth's out tax free (might have to be in for 3 years?) 

I want to raise the rent to 7000/month (  I did not raise it the 2.5% YOY market growth since they have moved in).

This is a fairly new offering as the bank is itself in its early stages of growth. 

Aim for some cash flow, or a market where appreciation is likely (pop & job growth, etc.).

Yeah just a little bit of growth

The asking rent growth rate decline of 2.7% observed over the past 12 months compares unfavorably to the long-term performance of the metro, and rent growth deceleration has been shared broadly among the Los Angeles metropolitan area's thirty-seven apartment submarkets.Competitive Inventory, Household Formations, AbsorptionThe first quarter added 6,770 net new households to the Los Angeles MSA.

Also look at demographics and what job growth prospects look like in the area regardless of the asset type. 

I specialize in new build duplexes here that offer strong cash flow and long-term growth potential—ideal for diversifying your investments.