When prices got high, lumber producers added extra capacity to meet the demand.

Even if they hold to the $40K price, that is without options like no all wheel drive, smaller battery, lower towing capacity, etc.Personally, I say drive what you want to drive.

Market size or capacity needed, relative to your new location?

You only need the square footage, height of the ceilings and look on the furnace and condenser for the capacity in 'tons' and not btu's.

I have mixed feelings about dealing with sellers as a licensed broker, even though I'd be acting in the capacity of an investor/wholesaler. 

I have a background in all types of marketing, lead generation, sales, systems, etc. and want to offer value to real estate investors in some capacity.

Also, I allow increased capacity to 11 guests, every guest past 6 is charged $50/day.

My question is, would it be beneficial to reduce my LTV refi to say 78% and then use my remaining debt capacity (up to 80% total) to roll in these closing fees?

I love it and I want to do it full time but as I save and continue to take a very strong salary from my W2, I was thinking of trying to find some Part Time work on the weekends for three main purposes 1) Make friends in a city I'm new to 2) learn more about the different ways to build wealth in real estate and 3) network with people who invest in real estate, working in various capacities (wholesalers, general contractors/fix+flippers, Vacation rental owners/managers, developers, lenders, etc) I'm not too picky when it comes to compensation provided I get the kind of exposure to deals, strategies, insights that I'm looking for. 

Property management software is a great solution if you have the capacity to self-manage.