Cash-out refi carries less risk (I think......)

But we were able to keep the project moving along, so that may have been for the best (carrying costs eat you up).

I would start with just the honest, Straightforward Truth of the Matter, and see if reason, logic and sympathy carries the day!

I figured my wife could carry our families health insurance while we venture off into real estate. 

The Ringless Voicemail Drop is compliant because: No phone call is ever made directly to the targeted subscriber.Only a landline to landline session, aka system to voicemail server, is established to drop the message.The targeted subscriber is not billed for the call.The phone does not ring and the network does not carry an active call.The FCC defines voicemail services as an Enhanced Information ServiceThe FCC has intentionally not regulated Enhanced Information Services.If you have any questions please don't hesitate to reach out to me. 

@Jess White Income Producing Apartments (in varied markets), Lots of Liquidity and some Gold as a hedge/insurance play."

That means you establish a Traditional LLC to carry out the operations of your investments, in order to separate the liability from your assets, including: paying property management, paying contractors, collecting rent, marketing, etc.

Here are some the things of which I'm aware that I'll need to consider: 1) business property (non-real) such as lawn care equipment, furniture, appliances (large and small), dishes, linens, tools used in the care of the property; 2) transition of internet presence and accounts (website hosting, domain name, social media, 3rd party booking sites - anything else); 3) deposits already received for future bookings; 4) a listing of contractors they use who are already familiar with the property; 5) a listing of any contracts that would carry over to the new owner;6) details and copies of any existing property management software.What else?

The owner carry is problematic as well. 

I had a great one so far ( he is my gold standard in property management), really customer oriented, but sadly for me he is changing jobs and moving into an unrelated field.