It sounds like you've done a great job in investing in yourself and taking personal risks. 

Low risk property. 

Maybe selling is the best option stop the bleeding and do something that is more risk adverse. 

My point is, you are on the right track with your thinking, so now to the "HOW" to actually get in, if like me, you don't have an in or connection.First step is likely to get licensed, if you aren't already there are some other ways to get in the door and be helpful but licensed means they can pay you cuts of the deal and its less upfront cost and risk to them in helping you out.  

Hey David, the best metrics depend on your investment goals, risk tolerance, and market conditions.

Then she still only makes 2% extra for taking the risk of you not paying versus a bank.

I follow the letter of the law( no matter how much I may not like it) that's part of my risk management and my reputation.

The world values your money at 3 or 4% with no risk. 8 or 10% with moderate risk.

This option is ideal for penalty-free investment but comes with added complexity and strict IRS rules.Alternatively, a 60-Day Rollover allows you to withdraw funds and redeposit them into an IRA within 60 days to avoid penalties, though it carries the risk of missing the deadline.

This establishes the legitimacy of the arrangement and protects against audit risks.