And constantly overcast, rains a lot, and freezing winds off the bay.  

We have discussed selling the property and rolling it into a multi-family but again feel like we may be trading a fairly hands off property with good cash flow for one that may be a bit more labor intensive and only yield marginally better performance.Any advice on how to expand our rental portfolio/maximize its performance is greatly appreciated!   

A novice tax lien investor I had advised came to me one time and mentioned he worked for one of the national tax sale trainers.

It's paid off and I have a lot of storage for the stuff I need for rehabbing so I would need to find a place that has enough storage for all that.REALLY appreciate the feedback and I will look into equity on the current properties and DSCR loans.

Does anyone have suggestions for who would write a policy for me given I have let them lapse a long time ago? 

That's awesome that you have gotten off to such a great start. 

Reno makes sense from a tax and insurance and economic growth perspective and also proximity to family but it's not a place I've fallen in love with despite spending two weeks there (one week last winter and one week more recently in the summer).

It helps me write and clarify things but its not going to double my business, its great for some of the minor tasks today.

When i asked her about the maintenance fees. she openly admitted in writing that vacasas' primary obligation is to the satisfaction of the renter and that they have no obligation to the home owner beyond changing lightbulbs and cleaning the linens. 

Put in the extra work to refine your list and it will pay off in the response rate.