Someone told me if I put the property in an entity's name, I could sell the entity with assets and the deed would not need to change.  

For lenders/banks, quality vacation rentals are clearly a unique and reliably performing asset class..For investment properties these lenders typically require a minimum 20-25% down payment but since there is higher gross revenue, the investor can often qualify for a higher loan amount.

You maybe able to suggest they invest in another asset with some of the money.

As a private lender myself, this is something we routinely fund in my markets because of this lower asset levels.

I've been introduced to GDL Asset Management/Green Water Asset Management, which primarily focuses on multifamily properties in Arizona.

Maximize your leverage.Your job is the ultimate leveraging tool when you're (let's face it) asset poor.

They will be your best asset.

A class A property may be good at a 4% CoC return but a class C property may not make sense at a 25% CoC return.Unfortunately there isn't a 'magic' number for returns that span all asset classes, you'll need to make sure you are educated on the asset class in which you want to purchase. 

I am an investor based in Fairfield County, CT and just rejoined BP after many years away.From 2005-2011, I got up to ~150 units in SF & MF both rehab & new construction, Class B & C, but (regrettably) sold all to focus on institutional real estate and private equity.Since selling off, I got an MS degree in real estate and participated in most asset classes institutionally ($10-250mm+) with a focus on SF & MF.

The reason folks prefer not selling, is you avoid all the transaction costs..... why burn 6-8% of your profits if you can avoid it by holding onto the asset?