Is it realistic to ask for and expect to get at least 2 landlord references and 2 tenant references (current clients) if I am a " small time" landlord with one property, not multiple units?

One key takeaway for future projects is the value of hiring professional painters.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

How much do they want you to to pay, to pay off one of the mortgages (or both of their existing mortgages)? 

For example, in Dec I had one property 100% direct/VRBO which historically 40% Airbnb.

Here's one of the biggest bangs for your buck to learn this: Read The Millionaire Real Estate Investor by Gary Keller and Jay Papasan.

In some states, such as mine, you can do one assignment per year without a real estate license otherwise, you will be fined $25K per transaction. 2.

I would treat this investment capital as temporary, less than one year.

Hate hearing that it didn't work out for you on that one.

How do you find one that hasn't started equity growth and now stagnated?