Heloc / Cashout Refi after a few years and purchase more properties in the Milwaukee / Ohio areas.

But then I run into due-on-sale clause issues (I understand the hot topic that is, not for this post).  

Couple hundred bucks a door (after PITI and budget expenses) , double digit ROI, and yes, the prices appreciate and you build equity.

After 13 years being in this trade I am burnt out and ready for a change.

The insurance company may cover some or all of the restoration costs.Scope of Work and Budget:Detailed Inspection: Get a comprehensive inspection to identify all areas of damage, including hidden issues like electrical, plumbing, and HVAC systems.Cost Estimation: Obtain detailed cost estimates for the restoration or rebuilding process from licensed contractors experienced in fire-damaged properties.Environmental Hazards:Asbestos and Lead Testing: Older properties may contain asbestos or lead, which can become hazardous after a fire.

You stated you were relieved by their payment after being late the first time.

They are still a segment of housing after all.Go back 40 years and the quality of the homes was terrible. 

Sales ability to convert prospects to  leads and leads to deals3.

It's just a regular purchase and sale agreement with "and or assign" language and a marketing clause.

After all that, you need a marketing strategy to bring in qualified leads.