I focus my marketing on motivated sellers all year long, and as I described in my last post, I see a dramatic slow down in the winter.

I know that it does not give you the answer that you are wanting, from a specific number stand point, but it really matters dramatically upon what your, as the investor, goals are.  

@Jonathan Twombly, Since it lists SF, I'll just comment that "collapsing" is a rather dramatic word for the bay area.

Right now I'm focusing more on #2/finding financial partners as while I have excellent credit, I have no income unfortunately coming from a stay at home background the last few years.If you don't have anything to show for owning 50 +/- units, then the equation changes dramatically.

This could dramatically improve the returns in your account and also give you a nice cushion for retirement.

The nice thing about this is that rents don't drop as dramatically (if at all) in a down market.I can't imagine that these macro forces should be playing a large role in your decisions on this single property.

Plus a $400k boost in net worth. 

I am almost in the same boat as you as the prices in Denver have climbed dramatically and deals seem as though they are hiding.  

Business has been very good for them over the past few years (covid has boosted demand for rentals and for vacation home purchases). 

Reduce your credit card debt - never mind trying to eliminate it, pay it down to a utilization which will boost your credit score.Oh, and pay it down GENTLY - a few good size payments, not all in one chunk.