While I’ve considered cash-out refinancing or HELOCs, the high rates make these options less appealing.I’m debating between using cash to acquire more SFRs or diversifying into mixed-use retail properties.

.- Capturing searchers with high-intent- Spend is flexible (unlike ILS networks)- Semi-easy to manage once you get the hang of itThere's a lot more I can share, but hope this is helpful!

Some theming is basic and some is overdone, try to be unique or at least high quality, not a place you want to skimp.

Besides that, just wanted to chime in real quick - I'd highly check in with a CPA and I am no tax expert, so wanted to preference that.

It sounds good in theory, but in practice is highly unlikely.  

I've now used it twice.The program requires 10% down, must be a rental, no PMI, and has a very high standard of credit.Last I did it (Summer 2022), my rate landed in the low 5%.  

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

I would highly recommend moving your tenants to a PM software where you can screen tenants, collect rent, etc. 

The PM said they don't up-charge, but most repairs and expenses were ridiculously high.

If you find yourself in a similar situation, I highly recommend exploring the gift of equity deals and using sweat equity for renovations.