you weren't on the fence...) try going back to offer a new price and see if that sweetens the deal for you enough to weather the rental market storm.

Sale price(ARV) - cost - profit = offer priceObviously, starting out, the more work you can do, the better the margins, and I would offer your labor for free to the investor, since it will ultimately help their return and help sweeten the deal to take a risk on you.Now, where to find investors? 

If extending it is the right play for you (risk wise) then I would find a way to sweeten the deal for the sellers, otherwise where is their incentive to play nice and let god knows what happen to the property in the next several months knowing its vacant.

Third, I would look into the area of this duplex as far as future appreciation, as I am sure you have read: you should never bank on appreciation but since you mentioned your goal is to do long term buy and hold with this property, being in the path of progress or an area that seems to be up and coming would sweeten this deal for me if I was the one buying. 

Hi Reggie,Maybe the Salon business just isn't for you.You could always call a Business Broker and ask how much you could get for it if you sell it (and what a good going market lease rate would be for a salon of that business amount).If the correct person owned it, maybe it could make a lot of money and be a good tenant.Also, it would be intelligent to run the idea by your Tax CPA (who knows your books for the Salon and for the rental part of the business) first to see what the tax impact would be of a sale like this.Maybe for the right person--who YOU THINK could make a success out of it--(such an already established successful salon owner with other locations), an OWC might sweeten the deal.And if you sell it, be sure to tip the girls good when you go in for your haircut--because you're no longer the boss--you would just be a rich landlord customer.Good Luck!

Though the property is listed at $37,500, the market here has gone a bit stale, and this particular deal has been listed for almost a year, so I would definitely attempt to offer less to sweeten the deal.I can adjust the vacancy.The insurance is a bit high, once again, for conservative estimates.In this local area, the tenants take care of their own water/sewer, lawn care, and it doesn't really snow here...I will remove the PMI, that was a mistake.

Once, I left a can of sweetened condensed milk in a locker on a boat in Fl.

Save the C for a motivated old landlord that sweetens the deal with financing like mine did. 

So another reason I was looking to refi is to sweeten the deal by giving him close to his asking price and not just what he owes.

You could also give him some principle payment to sweeten the deal.