For active investments I advocate considering how you can diversify WITHOUT ceding your competitive advantage nor the superior profitability of the niche your in.As an example my business is running an investment fund and syndication high interest commercial mortgage loans secured by income producing real estate. 

ThanksBrett, we do flips and rehabs and have several lenders in the area that specialize in ARV "style" loans.

At the current scenario, without knowing anything about you or your properties I will recommend either to look at a loan from your assets using DSCR loan.

The current lender refuses to do a loan assumption. 

We're also able to evaluate our rates, and keep pace with inflation, on a monthly and quarterly basis because of shorter term leases. 

For my family investing OOS is a big long term goal (most likely south with mountains), but it's never been the main plan. 

What specifically are you looking for in terms of investing? 

How Energy-Efficient Windows Can Save You Money" – Educate about long-term savings."

For example, a property in San Diego may lose $500 per month ($6,000 per year) but gain $60,000 per year in value, making it worthwhile to "lose" money each month in exchange for long-term gains.I recommend you start with BiggerPockets Ultimate Beginners Guide (free).

Do you believe in it’s mid to long term growth potential?