-Do some combination of the above but leave 1/2 to 2/3 of the money in cash and wait for the downturn for some cheap real estate.

I’m curious about proximity to industry, entertainment?  

I appreciate any/all advice.Current PositionPrimary Residence (Southern CA)- Between $100-150k equity - Sept will be one year owned, will re-appraise since we've improved the land, some of the interior and there's been fairly substantial appreciation in the one year)2 SFH Listed for Sale (MD and Northern VA) - Anticipate net profit $110-140k range (not bad for having only owned for 5 and 6 years and living in it for 1 year each)- Combined Total Sales Price - $850-880k- I expect to close mid-late Sept on NOVA property and no later than mid-Oct for MD property1 SFH in Northern MI - Has ~$30k equity - no plans to sell, may tap equity in near future for rehab and a cash out refi to invest elsewhereHere are the options I'm looking at:1) Use the profits to pay off some "bad" debt (some of the debt was for a $80k landscaping project on our 1/2 acre bare yard primary residence and the other was to do some rehab to our MD home to make market ready for quick sell so not bad, per se). 

we are all on separate power meters but the rest is all combined to include a dumpster. 

Example is I am looking into a duplex (3/1 & 2/1) asking price $350K & total monthly rent is $2500 combined. 

I'm selling off some of my properties and doing some combinations of about everything you say.

What combination of pieces you use is of course up to you, but here is one possible scenario:- An initial touch using a post card with a simple message- A white letter of no more than 2 pages wherein you explain how you can help the recipient with your unique set of skills.- A final touch, this one could be another post card, a short yellow letter or a 1 page white letter.The idea is to provide a simple initial message, expand on that message and then reinforce the urgency of the message.

I am happy to entertain any tools that you think will make this process easier and more organized. 

At a certain point, the 7% interest (assumption) I can make on the investment of the profit of sale of the rental exceeds the amount I make combined in cash flow, principal pay-down, and 1% appreciation. 

In that situation, the gamble of the combined storm factors seems less with non-bridge debt.