I have separate excess liability policies from another insurer for units 5 and beyond.The Geico umbrella covers me and my primary in one state, and excess liability for 4 of the my rental units in another state.

The next morning the seller received 4 offers in excess of $820K and we ended up having the lowest offer.

Long term goal would be to own half a dozen houses all in this neighborhood, mostly to build equity via mortgage paydowns, rather than excessive cashflow.Any objective thoughts would be welcomed.

@Jerry Padilla - We have 9 properties that are financed and 4 that are in various stages of completion (2 of them triplex) and 2 single family that needs financed.

I think you should try to stage in such a way that it flows, but make it noted that furniture is not included.

She has no family and no heirs, the intention is to leave everything to the sheep and a trusted animal care organization :) The question is, at this stage in life, what is the best use of her assets and when is the best time to enjoy the reward of her financial, energetic and personal investment?

Taking advantage of these lending benefits not only eases the financial entry point but also sets the stage for a more secure and profitable investment.Saving as much cash as possible as early on in the process is huge so the low down payment option of owner financing I can't recommend enough. 

I know of some furniture companies doing staging for free, as it can help to advertise their products while you are trying to sell the house.

We can add soft charges for employee time but they cannot be excessive. 

I think that good single families, duplexes or triplexes would be the best option for starters.In GENERAL looking back to 2008-2012 the US and NZ cycles are running somewhat parallels, so if this is close to reality perhaps in 24-18 months the markets will level off.At this stage I'm trolling the forum, educating myself on the locations, returns and keen to interact with Key players in the locations.