Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

What do you want your ideal life to look life?

At that time I'll attempt to structure a 10 year term unless I consider a shorter hold period in which I'll negotiate the lowest rate possible to fit a shorter term more closely matching my remaing hold timeline.

Which leads me to my final point, but not numbered.If I was you, I'd sell this property and 1031 into a non-HOA property that is attractive to own and fits #3 profile-- 1.25 DSCR + healthy reserves.

You'll have higher rates going that route, but it may be a good fit for you. 

What does your fitness pattern look like? 

Tahoe isn't ideal right now as the local community is vehemently anti-Airbnb and the permitting system is challenging to navigate.

Tenant providing access is ideal.

I guess no one strategy fits all so will be very nice to hear everyone's story and learn from each other.

I'd be happy to connect and discuss how the Memphis market could be a great fit for you!