@Theresa HarrisWhat bank(s) or products give you high yield percentage now?

Sales have been such a rollercoaster here I want to explore different avenues as well.

Currently only 30 people per milePersonal Preferences:Local Metro: Older build , more expensive (at best its 0-100 cash-flow), higher rents, larger tenant pool Nearby Rural: New build , cheaper (Will cash flow +500), rents a little softer but demand for new products and neighborhoods is real, tighter tenant pool.

This would be DSCR based product (no tax returns or DTI needed) but keep in mind business purpose loans in Florida can only be made to an entity (LLC or Corp). 

My wife 4 years ago. would we sale our REI investments?  

Sometimes you feel more comfortable putting a face to a name, but I think you can be very well served and receive a quality product by just talking over email or the phone just fine.

The only place cap rate even enters the picture is sale projections.  

Fees of sale are: $375 (resale certificate) $225 (transfer) $850 (cap fee)6.

I think you would have to make a spreadsheet and pull the average/median sales price & average/median rent for a neighborhood to compare.

Start by having a look at your purchase and sale agreement.