@Joseph Cacciapaglia  I might sell 1-2 out of my portfolio this year to harvest equity to reinvest later in the year, not to "run from COVID". 

Loss harvesting or low tax positions first2.

Still trying to decide between the Owens Corning expanding pink insulation or the "green" cellulose insulation.

People figure it out.I can't predict the future, but I can think through my game theory alternatives.The home equity I harvested by selling my San Jose home in 2015 is $X.

WHILE right now you ALSO focus on getting leads via DDM, PPC (any ways where your website is still reeling in leads by driving traffic to your site).The latter will get you deals right now, and the second your site is harvesting leads, you can eliminate DMM or PP (if you wanted) and never have to pay for a lead again.It is like you said... all about smart efficient working your business.

How big do you need your business to be before you start harvesting the fruits of your labor?

The investment looks like:- a 4.5% cap rate (assuming 30 opex ratio) -that would be debt service coverage ratio constrained so likely 40% equity and 60% debt-low cash on cash rate initially (2% )- high rent growth 4%+ - high exit sale priceThe property won't cash flow significantly but the IRR much higher than the cap rate of 4.5%It's a low risk, moderate return investment.You're still making money but you need to be patient and need to wait to harvest value from the resale.

Compare that with these pink and purple haired punks just outta school who never even worked a day in their lives yet with their hands out wanting free money because they had it rough  . ( I sound like a crotchety old man don’t I lol )  

I have replanted thousands of acres of timber land we harvested.. you replant at 300 tree's to the acre with the hopes that you have a 20% survival rate.. like anything you can buy different sizes and quality of replant tree's we always chose the 3 and 1s  ..

=) Helllllllllllloooooooo my name is Lisa but I go by Pink.