I would like to have lower monthly payments should I make a big lump sum payment towards my principals and ask my mortgage company to adjust it or refinance it or which one is the best ? 

Some of the costs quoted shock even seasoned flippers as they are lower than even material are in many markets. 

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They may tell you a certain % but then if you offer significantly lower they might change or retract that number.

I'd assume all vanities, lower cabinets, 3to 5ft of drywall and base will all need replacing. 

If I have lump-sum free cash, should I just apply it to my mortgage to recast so that my monthly goes lower?

If it isn’t repaid, it can be treated as a taxable distribution, which adds to the risk.

I have lower-end property in a small town.

You might be referring to income / expenses that are reflected by cash.Cash you receive from rentsExpenses that you pay out such as insurance, interest, taxes, etc.You may not have included depreciation expense which would bring your taxable income down further.It may be possible that the negative taxable income would bring your taxable income down.

The buyer can obtain a property with no mortgage qualifying and or a lower than current interest rate, or on terms not readily available otherwise.