You are only adding complications and costs with the LLC with no upside  This is all assuming there’s been almost zero appreciation and you shouldn’t sell tax free while you have the chance. 

Currently the options I'm looking at would all have me keeping employer HSA for ease of payroll deduct but possibly adding other HSAs that aren't for adding contributions, but just for rolling over funds and investing.

Rates may still be high, but sometimes they’re more flexible with repayment options than a mortgage refi.Family Loan Structure: Since you have an existing interest-free loan from family, you could talk to them about restructuring or even adding onto it, if they’re open to it.

(LOL, likely a paid co-branding snippet and doesn't do anything for you)3) We run "X" in ads to attract buyers!

I won't go with the riskiest opportunistic strategies, and will stick to core and core plus mostly with some value-added.

I added value through great management and a focus on delivering an exceptional guest experience.

Great added points! 

Quote from @Chris Seveney: @Jay HinrichsSomeone I know just got a capital call today and I saw some posts in other forums that there were atleast 3 other offerings that had paused distributionsI did get a Facebook ad though today for his new fund.  

Ive tried googling and have seen the business on linked in and other websites.

In this market, I tend to lean towards adding value to duplexes.