It was explained to me that most commercial real estate owners do something with it in the first 5-10 years so it doesn't matter.   

I would strongly urge you if you have time to read or listen to Real Estate by the Numbers by Dave Meyer & J Scott because they do a great job of explaining the various numbers and metrics used to make decisions in real estate, it has helped me reframe financial and real estate decisions because I understand the concepts and feel more empowered because of that understanding.The two factors in your decision here are financial and (maybe more importantly) emotional.

I am unsure if a should cash out and refinance or sale it.Can someone please explain how the cash out refinance works.The ARV is 175k.

The lawyer should be able to clearly explain the benefits of two trusts to your family.

No matter how many times you have explained the benefits, sent multiple estimates, and followed up with a client, they still go somewhere else.

That explains it if they used Evolve as a PM.

I can explain more in detail.

They did ask to stay longer and we said no and explained that we have new tenants coming in and need time to get the place refreshed and ready. 

I explain I do not do it and that I will evict them if they do not exit.  

Just takes extra time to explain and onboard but I haven't had issues yet.