I find I rarely listen to music in the car anymore as I always have an audiobook or podcast going.

I've done REFIs and 1031 exchanges, and now my instrument is Recasting which I see as a valuable mechanism that positions me in a healthy place to build my portfolio faster while following a strategy I'm comfortable with. 

2)What instruments are you using?

@Chris SukalaYou could roll it into a self-directed retirement instrument, and use it for some kinds of real estate investing.This avoids the tax hit, and it lets you do something with the money.There are a lot of rules about the ways you can invest, but it's totally viable as a retirement investment tool.

Brian, you sound like the Music Man in the musical teaching kids how to play instruments he sold as a con man who knew nothing about teaching music, he called his method the "Think System" if you think you can, you can, but with a little help they did get to 76 Trombones in their parade.

I found the one from the Music department interesting.

However, the taxes are a little steep.If one is tapped out, use this opportunity to do something one loves such as learning how to play an instrument, and/or get in shape.

I'm ready to be CURED of the disease.I currently work as an insurance agent and a minister of music at a local church.

You should also sign a promissory note, and whatever security instrument (i.e. deed of trust, mortgage) the state where the property is located uses.If your lender doesn't require a note or security interest in the property, send him or her my way!    

Rentals should be financed with long term financing FIRST, and if that's not available then CAREFULLY use short term debt instruments.