If you can wait to list in the spring or early summer, I recommend doing so to enhance your buyer exposure.

Then you've got all the pieces playing off each other and can start benefitting from consistent exposure.  

I'm in Tampa and have been also thinking about looking in more rural areas instead who might want exposure to projects in the city -- any ideas?

Understanding the different policies and your risk exposure is properly the most important thing to understand.Understand your deductibles and what is covered with your specific policy (i.e, is sewer back up included, flooding)You can always get an umbrella policy if you want some additional insurance.

Investing in REITs through stocks or mutual funds provides exposure to real estate with lower capital requirements and less hands-on involvement compared to direct property ownership.Continuous Learning and Skill Development: Invest in your education and develop skills in real estate investing, property management, finance, and negotiation.

They can help navigate challenges, identify market opportunities, and offer sound advice based on their own successes and failures.Risk Mitigation: Sharing the risk with other investors can reduce your exposure and help protect your assets.

It would give you an opportunity to get real estate exposure anywhere in the country, but avoid the issues you are concerned about. 

The biggest is getting exposure to the people doing it and learning from them to shorten your learning cycle.

Hey Gene, I read some of the replies throughout the thread too so I think I have some context.You initially said that you just want RE exposure but it seems you also want to have something that's operating at cash flow break even or better.

I am considering working in sales or potentially another position that allows me to get some exposure to real estate.