We also do not really want to go down the whole personal guarantee, W2, tax return, credit score route... or is this something we will have no choice with without hard money in this climate?

Fifth, elements outside your planning or control can increase expenses significantly; tax increases due to budgetary shortfalls, insurance costs doubling due to natural disasters, tenant damage beyond what the security deposit will cover.  

Adding more units could boost your income too.

On your taxes do you write off the MI currently? 

Due to their liability protection and tax advantages.

Therefore, there is no real tax benefit to having an LLC.You may also want to have a discussion with your attorney on the real level of protection you would receive from this strategy in your state. 

These type of people always have a story about the job they're about to get, tax refund coming soon, inheritance, etc. and when you drill down you find out they lack basic things (ID) that would enable them to follow through on their plans.

.- Boosts Your Credibility: Being known as the person who knows what's best, even when it's not your deal, sets you up as a true expert in the field.BTW, you can also make money with referrals: Redirecting a seller to a service that better fits their needs can still be profitable for you, establishing another revenue stream while maintaining your integrity.The line between wholesalers that stand out and ones that burn out is how well you respond to seller needs.

It would also essentially wipe out $400/month rental income and you'd lose the additional benefits like potential appreciate, tax advantages, etc.If you planned to buy another rental, that would be a different conversation because there might be upside there.

Now post-COVID you have a larger inventory, increased prices, increased interest rates, increased property taxes, increased regulation (even Smokies are now requiring permits) and increased insurance and at the same time return of the reduced Pre-COVID occupancy numbers.