I think part of it is that I have about 130k to invest and Im struggling with which strategy to implement. 

It's certainly a powerful tax strategy that we have implemented effectively over the years.The following is a good read on the subject....http://www.section179.org/section_179_vehicle_dedu...

This is also been implemented in the middle of lease agreement.

We have next to no regulations, but the little town did implement a STR registration. $35 a year with the city.

I've recently learned about the BRRRR strategy and am excited to implement it.

We occasionally see their properties on the market and it seems they are losing money on many of them.What we are doing to mitigate high-interest rates - We implemented a process whereby, once we secure a property under contract, we reach out to multiple lenders to obtain their interest buy-down rates.

Insurance - ValuePenguinRent control - Some states and metro areas have implemented various kinds of rent control.

The cost of repairing anything is up, even before supply chain issues and before 2020, they operated at a loss because of repair costs due to so much technology being implemented into so many items these days.    

A few of my ideas so far, that I'm starting to implement...1.

They are incredibly responsive to feedback - I sent them a six page Word doc with change requests and they have implemented (or are working on) most of them.