Either way, with rent and price appreciation, tax benefits, holding long term is a net worth exploder.

If i sell my SFR rental for $450k and equity is, for example, $200k...Can i invest 100k into a new SFR worth $275k and invest the remaining 100k into a sponsored DST or TIC (which deals are usually multiple hundreds of thousands of dollars?

Is it worth keeping this debt for the tax benefits and low interest rate, or would you focus on paying it off ASAP?

Calling a FSBO wasn't the original question - it was "text blasting".I cited some very solid sources above that are worth reading. 

If you’re thinking of branching out, cities like Austin or San Antonio are worth considering, but staying local has its perks too.

It might be worth looking into a new PM team that sets the right tone from the first call and can clearly outline their onboarding process for you.If you're still hesitant about switching all at once, you could consider a phased transition—transferring properties to the new PM as they become vacant.

They mentioned having two mortgages on the property worth about $400,000 in total.

started the interest rate at 8.5% and wrote in the contract that their interest rate will change anytime my bank loan's changes (every 5 years) and will always remain 2.5 interest points above...for what it's worth...i have another under contract that hopefully will close soon..i'd be interested in hearing about this wally wrap as well bryan...what was that?

It is now paid for, is worth triple my purchase price, and provides about $60K a year in rents.  

There are almost no exceptions to this, so it's not even worth considering.