Look at DOM (days on market) - why do you think a 300k duplex has 5 offers on the first weekend from local investors and a 100k duplex is has been listed for 120 days without an offer. 

I think the issue will be the best ones for the job don't want the job or need the job and the ones who need and/or want the job won't be the best :/

I'm BRRRR 3 of the 4 properties so I was thinking on pulling that money back out to finish the work.

I don't think this is 2021 redux, but I do think things are going to get much tighter.

Are you saying you think they will continue to drop under Trump like they have under Biden, or drop even faster?

The MIRR formula works even better because the cash flow from the rental property is not automatically reinvested into the property.I think that building a spreadsheet with both scenarios, stocks, and rental property would answer this question.

I think I remember correctly that for a period of time 80% of real estate transactions involved some sort of seller financing or existing loan assumption.

I think I would write both of them one letter.

I think your strategy is greatGino

Your list looks good but as others mentioned it doesn't hurt to think long term and explore refi options as well.