My suggestion would be to learn how to make it in this business without recognizing your money. 

See you at the top -zig Zigler- A champion is not made in the ring just simply recognized there.

The feeling you get when you are at a crossroads and have to make a critical decision is daunting, but it's also where you have the opportunity to become unstoppable.It's not easy to run a real estate business, but if you can recognize that feeling in the moment and make the right decision, you will be well on your way to achieving your goals.

If listing with an agent is still their best choice, make sure they go that route and refer them to a good one.Your "buy-box" boils down to recognizing the kind of properties and the areas with high demand for investment properties.

I was running some numbers and it seems a 6 bed board and care would not be feasible as a investment, without creating a full time job for oneself. 

Here is what they say about their certification: "Recognized as the mark of accomplishment in luxury markets around the world, the Certified Luxury Home Marketing Specialist (CLHMS) designation assures affluent buyers and sellers that the agents who have earned it have the knowledge, experience, competence, and confidence they require."

This property will bleed cash which you recognize. 

Change creeps in & before you know it 20 years go by and you won't recognize the neighborhood next door.  

@David DachteraYou are in no danger of me taking any of your advice about velocity banking, especially since you don't even recognize the time value of money formula. 

You are smart and I love that you recognize the 15 year term was a mistake (not a big mistake though), I did a 20 year once and later regretted it when I learned to calculate return on equity.