Failed over and over with a smile on our faces, knowing we were cutting our teeth on just about everything an investment property could throw at us.10.

I'd much rather park my cash in a 2% cash flowing property in Manhattan than in a 2% yield treasury bond that has a 10% chance of default (which would cause interest rates to shoot up and destroy the value of that bond anyways).

There has been talk of Moody's rating bonds related to rental portfolio.

refi cash out 100k,will change your payments modestly maybe 400  amonth, put that 100k into something that can generate a better return for you... i would look to cali muni bonds, tax free, monthly payments if you buy something like ticker pcq, and just average into it. 

10Y treasury bond yields?

I’m looking to make in the next 3-6 months, I currently have a lot of my capital in a short term bond ETF

Those, class D in particular can be too much to cut your teeth on.If you are in middle/upper income and in class A/B areas then, assuming you have time/desire it is a different story.Also like @JD Martin we found local management blows and that is why we started our own company for both our own investments as well as help solve a market problem.  

As easy as this sounds, it's not simple and usually like pulling teeth.

That sounds like it will be a good bonding experience as well.

Since closing agents are insured and bonded fiduciaries, I can't imagine who would be willing to accept and/or disperse large amounts of cash.