Unless you are one of the very rare people able and wanting to fill up their days and nights with intensive, time consuming and exhausting numerous monetary pursuits I don’t see how your accomplishing your goal of simplifying and downsizing your life.

It's exhausting because I have a full time job.I just found out that she does NOT pay for the MLS to have access to Blue Ridge, GA, a big area of interest for me. 

I haven't yet exhausted my Hard and Private money options.

I self-managed the rehab which was super time consuming and exhausting, but it paid off in the end. 

The above list is not exhaustive, but serves as a reasonable starting point from which you can evaluate lenders.

We always recommend borrowers exhaust their conventional financing avenues first, but once that golden ticket is spent, the options of hard money and portfolio lending really fill the gap nicely.Some investors can do 90% of acquisition cost, 100% of the rehab and get the rehab paid up front so the borrower comes to the table with next to no money.   

Gary's right, and going through an appraiser each time you want an ARV is going to be exhausting, long and expensive.

Will 1031 once appreciation schedule is exhausted.

Typically, leverage can be a great tool in Real Estate but it seems like your options are exhausted on that front and the landscape with rates adds alot of risk.

Medical Payments (covers medical costs of an accident on the property)There are many endorsements available and you should discuss the coverage with a qualified Independent Agent (they represent multiple companies).An Umbrella policy provides an Liability Limit that can provide coverage if a claim exhausts the limits of your Homeowners, Auto, Boat, motorcycle, etc. policies.