Having a clear vision of what you want real estate to do for you will reduce or even eliminate your anxiety. 

Maybe try reducing the HELOC. 

Leveraging where I could.Take advantage of this high market and put your money into an asset(s) that is valued as a business and not subjected to the sways if the market.It will also make your life more manageable with a w-2, free up a lot of $ and reduce your tax exposure as you raise those kids.Locking up all of that cash makes that $9-10k not as appealing for me.

You can use that "loss" to reduce the tax bill on other income from W-2 or rents, up to a certain amount in any given year.Paper loss?

I guess my main point is that rentals for over $1400 per month in OKC Metro are not the bulk of our market and certainly challenging. 

If you had an apartment building designed for student rentals, I may change my mind, as on a macro level it could bring in better students which may reduce maintenance/damage/issues.

The BRRRR method is designed to help investors limit/reduce their out of pocket expense. 

If it's sitting in a business account can colleges look at that money as accessible cash a college might see as accessible money which in turn would reduce college grant money allowed. 

Cutting your top-line income will cut your bottom-line profit by a disproportionate amount, i.e. if you reduce your rent from $650 per door to $550 per door, that means your top-line goes down to $1100 and your bottom line goes from $350 to $150. 

Are they listing new inventory on the books at retail price  or the price they purchased the bulk order for?