Whether to sell today or wait till “tomorrow” would depend on if there is any equity remaining and if you are class A or class B, assuming fund 2 was structured the same as fund 1.

I would look for a side by side duplex in a Midwest metro that either has a strong plan B(long term) or can rent one side LTR and one side STR. 

I own thirteen mobiles in one of my parks and the only way it pencils is that we A) take very good care of the homes staying ahead on the maintenance, B) Rents are high in the area so we can charge $550 over the pad rent which is $450- so $1000 per month.  

Pick a solid B-Class suburban area.

Quote from @Bill B.: @Jay Hinrichs and @Bruce LynnI remembered that deal too so had to look it up…original deal:https://www.cnn.com/2017/08/08/us/couple-buys-san-francisco-.... 2015 this time.

Buildings are old and mostly C class and newer and in B class are substantially higher in price and not much cash flow but appreciate more. 

While I agree with all your points (especially the unconstitutional eviction moratorium), selling means you will a) get hit with huge capital gains taxes (my friend just sold his 5-unit and got hit with $150,000 tax bill), b) there is no place to invest the proceeds (stock market is too risky, banks are risky and pay really low interest), and c) you are too young and if you change your mind and want to purchase more investment properties, interest rates and prices are too high. 

To the most part, I have nice houses in C to B plus areas.

Find out their goals (current and post sale), desired timeline for selling/moving, where they'd like to move to next (if owner occupied), reason(s) for not already selling to an investor or with a Realtor, Plan B if they're unable to sell within the desired timeframe.let's say they've got a property that needs work and they're interested in selling.

How could it ever replace fiat currency if in an entire day it can't even handle the number of transactions Visa processes in an hour?