I see a lot of marginal deals (12-18% project IRR) being marketed by less experienced syndicators and I am worried that their passive investors will likely lose money as cap rates start to decompress (and cap rates will decompress - it's just a matter of time).

Every market is different but check your areas electrical rate history.

If your property was in good location/good condition, i would say yes keep it...you have a low interest rates and i would assume it'll keep appreciating.

Interest rates make it harder! 

For the market to be healthy I think that rates have to remain like this for at least a couple of years...Changes in rates affect the market so much making the industry too volatile.

We have less than 1% eviction rate and 99% of rents collected (on tenants we've placed). 

I would like to transfer these to another LLC where I am the sole member. 

Then look at occupancy and nightly rate.

Break even cash flow or positive cash flow (on todays rates)Willing to do value add and development project I would do a house hack in your local market where you live.

She was also able to refinance the loans that made sense to near rock bottom rates when rates were low.