Our liquid net worth is around $1.1mm; we have an additional $480k in equity in our home and a piece of land we own.

USDA is zero down - which solves that piece- for some.That these programs can be combined (stacked) together is what helps create a more affordable payment. 

It would be similar to a charitable gift.In a conservation easement, a real estate investor “donates” development rights on a piece of property to a qualified charity, public agency, or land conservatory.In return for the donation, they get a tax deduction as if they gave cash to a charity.Let's dive into the basics.Let's say you buy a 20-acre piece of real estate that includes a 5-acre self-storage facility.

I got a Heloc to buy a piece of property at the first of the year, 5.99%.

Maybe start finding deals to wholesale, which will sharpen your deal evaluation skills and generate cash for future investments.If you find really good eals, you could even require that you participate or get a piece of the deal.

@Ronald StanleyThis is my last piece of advice.

The legal compliance piece is HUGE!

Now its a vacant piece of land surrounded by solar fields.   

For the sake of trying to learn and picking your brain, why would it be better to keep one rental and upscale the other instead of selling both and getting a significantly more expensive piece of property and trying to significantly increase cash flow?

If I have one piece of advice it's buy in the best location you can afford.