I have $180K on the mortgage and since I bought pre-pandemic, the property has accrued a good amount of equity (I could likely sell for $700K-$750K), leaving me with about $500K in cash.I'm considering selling the property to invest in an out of state market as the COCR isn't great (I net about $1,700/month in cash flow).

Now were back to a mare normal world where a person has to have that skill of forecasting, analysis, ability to "read the tea leaves" for where it's all going and if todays acquisition makes sense. 

Best tips are take it slow and make sure you have significant reserves when you leave your w2 also don't buy a company car if you already have a car just to say it's for work.

@Hai Le - Usually you have to provide written notice / 30 day notice if you decide to not renew their lease or even just asking a tenant to leave.

He told me I should come out.It took me about 10 days before I could leave, but I drove to Spokane.

As far as advising your parents to leverage the equity in the properties to acquire more deals, I would leave that to a professional familiar with the local market conditions and residential investment experience.

The BEST lenders I have ever worked with (as a borrower) are, as you say, quick to respond, reliable, honest, and never leave me hanging. 

Issues with multiple national carriers leaving the state completely due to state regulations, massive loss ratios, huge increases in replacement cost values/limits due to inflation, etc. 

Whether you do it yourself or have a pro do it, not doing it leaves money on the table.

This is why so many companies are leaving states like California.Pro-business environment: Companies want to focus on their core business, not fight anti-business policies.Significant infrastructure: Companies favor cities with substantial airports, freeway systems connecting to other cities, and more.