I'm not doing that for a free fishing trip, when most homes in my market sell 5-25%....and there is not one that sold for more than 10% off in the worst condition in the past year.Might sound harsh, but people remember the 1980s where you could bargain on car prices and homes. 

I will note that there's no stability with parking cash in the current environment, but like Robert says: savers are losers, but if you don't have the education to make your money grow, it's better than nothing.

But, being I'm a small fish, if I purchased one property in a high appreciation market I'd reach my DTI limit and wouldn't be able to continue buying real estate.  

The environment doesn’t currently exist.

These were largely sourced pre-CV19, so eat the fish and spit out the bones.Try local community bank or credit union for investment properties.

I do a little fishing myself.

Furthermore my cousin may prefer to return to her home for the time being, which is a far better and safer environment than a nursing  home right now.The sister-in-law is putting no consideration into arranging a good pay-off figure with the current mortgage lender, nor listing the property on the open market. 

But not married to any location ;)  I agree with Brandon Turner's admonition to live where you want, invest where makes sense.Investing locally -- in addition to the temptation to drive by, sink time -- can come with a cognitive bias of thinking we know more about our environs, including material aspects, than we might.

Our low cost of living, abundant natural resources and business-friendly environment are drawing national and international interests.

In a rising-interest rate environment, and at the ridiculously low 30-year fixed interest rate you currently have, I wouldn't attempt to modify anything.