If your goal is to hold fewer investment properties of a different type, why not sell MORE properties and 1031 exchange into all new properties.

Catherine id highly recommend spending a full day or two consuming youtube videos that specifically go into detail about this process, theres so much to teach and writing this whole thing out would literally be a whole book.

I've also thought about direct contact, such as door to door or cold calling, but door to door is very time consuming and doesn't have the promise of meeting the actual owner of the property, and I still haven't figured out how to get phone lists of potential leads.

I’m starting with just 1 listing but plan to recruit neighbors in my beach market to list on my custom website tailored to our community / market so I hope to be at 10+ listings soon even though I only own & operate 1 right now.Guesty’s pricing did not appear to be competitive and for someone starting with fewer than 4 units but planning to scale up behind that, Guesty does not offer a migration path from their “for hosts” product to their “for pros” version - it would have been a complete redo on setting everything up.

As you said, they show up, answer questions about the local market, provide useful data when needed, and just are a general value add to the forums.I think it's fair for consumers to take what an agent says about the market with a grain of salt, but over time, their reputation for giving good info without the smarm wins.

Also hearing better than market results from those who are self managing as consumers continue to buck excessive fees by seeking to book direct.  

Although time consuming, I'm guessing that evaluating their condition periodically would help with the end of lease turnover cycle? 

Dont tell your HML that you plan to occupy the property as HMLs cannot be done on occupied properties due to all the consumer protection laws in place. 

The ripple effect of AB 968 could be that fewer distressed properties hit the market at affordable prices, ultimately impacting those looking for a fixer-upper to build their equity.2.

These changes aren’t immediately reflected in official statistics but affect household incomes and consumer confidence.