Presumably St Edward's should be even better since it's in 78704 and close to South Congress.

Rockaway Beach, Ore.Cap rate: 5.23%Average gross rental revenue: $37,030Median sale price: $340,000These seem like low CAP rates, presumedly because the list maker is factoring their 25-35% management fee and who knows the average down payment or interest rate..From Brookings Oregon to Rockaway Beach and beyond there are on market listings with stronger projected returns. 

Part of the value of the REIT is that it's diversified and you're presumably getting experts buying the best deals.  

The latter of which has tremendous value I presume as you didn't have to be there to babysit - how much is your time worth?

Now, keep in mind, you said you are aiming to sell it quickly I presume.

One of the sons reached out to me and wants me to call him, presumably because he wants money also.  

I wouldn't presume to know the whole on the state of TN as being or not being investor airbnb friendly.Sorry If you misunderstood my intent.

Tell them what your goals are, ask them what THEY want out of you (as presumably you'll be a vital part of their deal flow eventually).  

I have seen more than a few syndicators underwrite real estate taxes to 80% of purchase price, which this equates to, presumably based on a tax consultants recommendation.Put simply: when the parties disclose the value of the real estate being transferred, they put own 80% of actual purchase price, with the remaining 20% likely going to goodwill or other intangible assets.

If your partner is managing it, then presumable he wouldn't charge a fee to place a new tenant.