I’m thinking of selling while prices are still high , and paying cash for a multifamily or 2 separate properties to get a better ROE than I have now, however .. if I’m patient rates will come down in a couple years , not to 3% , but perhaps that’s my better strategy , then I don’t have to sell and pay capital gains, I can rent this place out & buy another with a refi at 5-6% is my guess - thanks !

Seems like it would make enough to pay debt service and you could get your cashback and still cashflow/appreciate.

My tenants can pay rent with cryptocurrency, of course! 

We do not want to pay because the damage is her fault.

"You get what you pay for" is true.

@Bob Mai wow, interesting how biased your post is.Their 4% is only if you PREPAY their fees for 12 months, otherwise 6% monthly.They have a minimum of $75/month, which means if your property rents for less than ($75/6%) $1250/month, you will pay more than 6%.They use Latchel for maintenance issues - Latchel is not cheap and there's a kickback in there somewhere.There's a list of extra fees for extra services and there's a lot they do not handle.You get what you pay for, so good luck.

This unit will be 100% cash flow since the upstairs 3 bed 2 bath unit already pays for all property expenses.

Tenant placement is by far, THE MOST IMPORTANT service any PM can do for you:  find a qualified tenant in the shortest amount of time who pays on time and takes care of your investment.

We have some short term debt we need to pay off at the end of July (300k).

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.