Even a market guru can't can't find deals much more easily like before because we're already at the higher end of economic cycle.- You need to know at least the conservative price projection after 5-6 years to calculate EM,CF.

Such a structure is one heck of an administrative burden for what are risks that can be much more easily and economically addressed by insurance. 

It is simple supply and demand economics.

I'm Marc, a division college pole vaulter, and volunteer crisis counselor. 

Additionally, I suggested we explore mutually breaking the lease early to help them find a place that is more economical.

Hello!  This is probably a long shot, but does anyone have any recommendations for home builders that would take a small rental house on as a project?  Builder financing would be a plus.  
I own a house in John Ball ...

Then if we solve or improve our major problems of 1) bad PR from protests and 2) homeless crisis then we will start taking off again.

I'm afraid I don't know exactly where to refer you on this, but I would think probably that starting out not paying someone for advice or mentorship would be the most economical, but probably the route with the steepest learning curve.

In 2020 with COVID, insurance crisis and strata (HOA) fees going up, and my tenant giving notice, it seemed like a good time to cash out as the property would no longer cash flow and I feel like there will be some decent opportunities in stocks that could come up in the near term.

I certainly think we had the potential to maybe do another (5) but beyond that I am at a loss to understand how people are doing it.Some background is that most of these houses are what I call light rehab (i.e. cosmetics, flooring, maybe a roof) and we do a mixture of self-labor along with finding supplemental workers where we can as professional contractors seem to be impractical somewhat from the economic perspective but more so lead time.