Hello, any idea on how I can get an energy compliance certificate in Georgia? 

You could invest it in an individual rental property, but that would also require time to find a property, negotiate the contract, do the inspections, run the numbers, get the loan, plus find the tenant and manage the property.But it’s likely you don’t have the time or energy to deal with such an obligation.

I was not 100% sure what documents to use for the double closing.I don't know everyone's opinion, but mine is this: double closing adds two closing costs to the transaction instead of one reducing the spread in the deal.

I know that some people do it, but what a colossal waste of time and energy. 

I am looking for advice on where to prioritize my energy.

I realize now that I just don't have the time or energy to DIY all these properties anymore. 

Lower Maintenance - downsizing typically reduces the amount of labor required to maintain the home because there is less area available to clean.

I've got to say it pees me off to some degree because I'm considering list my place next spring and spent about a year and a half getting the 500 SF home addition permitted not to mention $12,000 in permit fees and feel the sale of that place will reduce the comps to some degree.Question: Have you agents or buyers noticed this shift in your area?

Once these other destinations are an option, it will reduce travel to some destinations that saw a COVID uptick. 

While you can't make more money on a dime, maybe you can reduce your expenses to get under the limit from the bank.