Not sure what @Marty Sprong had in mind, maybe lending on someone else’s flips?

I finally found one at 20% higher than I was paying, but with a higher deductible and greatly reduced coverages (loss of rent from one year to 3 months, liability from $500K to $300K, everything else cut or excluded).Personal opinion (I work in insurance) and those of pretty much everyone I've spoken to in the industry feel we are at least a few years away from anything softening. 

I have done my own liens in the past, however if you don't know what you are doing it can easily get messed up and possibly not count as a lien.

In New Orleans the last thing I want is something else to make me hot and humid.

I decided to SPECIALIZE, to the EXCLUSION of everything else, one ONE PROPERTY TYPE, in ONE GEOGRAPHICAL AREA.

The IRA should be paying somebody else for those services and not receiving them from you for "free".

you're still "investing" in it with the down payment, closing costs, setup... so that's capital that could be used for something else. 

Home equity is 6-7% depending on length 5yrs vs 15yrs a 30 yr mortgage is 6%...Ideally rental stays rented out bringing in 1/2 of mortgage payment on new house based on numbers and is already cash flow positive bring in $1200/month (worth about 180k)and new property is going for 240k going rental price is about $2,000/month but I owe 18k still on private mortgage- reason I want to pay it off (4% flat 720 interest from cc for 1 year) to have it 100% paid off, then use home equity to pay off....or try to balance transfer balance after 1 yr which ever is lower but I figured that would mess with debt to income ratio and with this property being brand new, which is hard to find being located outside of closest major city...goal is to keep house rented out till it's paid off while also being cash flow positive with both properties combined and using paid off/ nearly paid off 1 to pay for 2nd rental, so I'd say lowest debt while also building wealth/equity not worried about a monthly/yearly profit per say as long as someone else is paying down the mortgage ie: my current property is bringing in $1200/month but current market value says it should bring in atleast $1500-$1600 but the tenant is phenomenal so she's paid same rent since 2017 I've put about 36k into between mortgage payments for 2 years and some up keep...she's put in the other 130k!!

What else can I do instead?

If you’re interested, let me know—I’d love for someone else to enjoy it at a discounted price!