Health insurance premiums are going up significantly.  

Housing accounts for about 18% of GDP and I am guessing half of that is rent, but the other half is sales and the related ripple effects of remodel, moving, furnishing.

As long as no “healthcare” services are provided (like medication or personal care), it’s not regulated by the Department of Health.

Every landlord experiences non-payment and vacancy at some point but its good that you haven't had any issues thus far.Aside from being your friends, what other factors make your current tenants relatively easy/stress-free to rent to? 

Umbrella insurance which is an extension of your General Liability coverage will defend and cover any damages so long as the triggering event is not an exclusion in coverage (gross negligence (sometimes mere negligence), willful misconduct, fraud/misrepresentation, illegal use are common exclusions in property GL policies. 

Standard homeowner's insurance typically covers personal property, liability, and the structure of your home, but it may not fully cover incidents related to tenants.

Quote from @Jerry Shank: Relatively new to real estate investing.

Maybe you find family money, borrowing from bank of mom and dad, or uncles, relatives and friends and family. 

That should be relatively easy to replicate.

I vacation when and where I desire (I am on my third vacation since the start of Sept).However, high LTV local investors that have purchased in the last couple of years without large reserves or income large enough to cover the negative cash flow are hurting.