Over the past few years, homebuilders have ramped up construction in response to demand, and a wave of new housing is expected to hit the market later this year.

If you really don't want the stock account any more and are willing to take the tax hit, why not just sell it and leave the cash in your account? 

On my new builds we hit the double cash on cash in certain markets sometimes its only 50%.

Too many rules and laws you need to be familiar with and you will ruin your friendship when things hit a road bumps.  

And people who claim $0 investment must not have an electric bill like mine was.

Less electricity, no chemicals needed (drain easily and have the proper systems for it), and can have  the same effect. 

Going the property management route may help with the headaches, but it's going to take 10% hit on your bottom line. 

I have a sales background so I’ve been able to manage things well up until now, but with more properties and leads I’m hitting my limit.

Short term my credit score did take a hit, but once the promotional transfers were paid off, my score jumped higher than it was before.These days, the "pure" zero percent transfers don't seem to be around anymore as they typically charge a 3-5% balance transfer fee as part of the promotion, but this is still better than current HELOC rates.

@Stuart Udis has hit the nail on the head.