I have finally decided to take the leap of faith and sell real estate, I am very comfortable with commercial side of it and just learning the residential side of sales rather than leasing.My hold up is knowing which agency to sign up with to maximize my profits and success.

These two things will help maximize your focus.

Unless you think that by do in it you don't mind losing tenants, you fix, ( force appreciation ) and then you could refi and use the money for another deal,  but if you are chill and have no intention of maximizing this asset. 

Otherwise, my opinion about Opens is that they are a waste of time and money except for mining new buyer leads, or talking to the neighbors in the immediate area, whom are mostly just curious, but who may also become good leads down the road for your agent.Assuming you have done a great rehab, are you maximizing exposure by using professional photos, 3D tour and floor plans? 

Hi John - from what you described, it sounds like you've done your basic homework on real estate (i.e. you understand the BRRRR process, converting spaces to maximize profit, etc.) so I would dive into books that focus on helping you get goal clarity and develop an action plan moving forward.

If contribute the maximal sep 401k - 54k.

You guys are right...that would be selling and using all the tax free liquidity to purchase a 2-3 other properties with a lot of leverage to maximize ROI.But the problem is with a sick parent I don't have the time to devote to that...finding those deals, renovating, etc...that's going to take a lot of time.

Maybe consider selling the Toledo properties as a package and then the other two properties individually to maximize your reach. 

Given this situation, I wasn't sure how to maximize our current situation.

Other people want to maximize their monthly cash-flow.