@Ricky Hernandez As a Realtor with extensive experience, I typically guide buyers through the process.

This will show you what houses are currently priced for, and you'll see what other homes buyers are comparing your subject property to.

GP wanna get out at 5.5 buyer wanna buy at 6.5 only.I keep hearing in-refinance , i don't know what that is, maybe refinancing / debt restructutization for another 5 years ?  

Just as there is times of buyers market, sellers market or level market, there is times where it's a SFH market, Small Multi market, and MFH market. 

Above wastes precious time they could be marketing their property to real buyers. 4.

I am actively working on a buyer and a personal money lender list. 

You need to understand the market, advertise to buyers, show it in the best light, know what to say and what not to say, be skilled at negotiation, understand contracts, and much more.If you don't know how valuable a good agent can be, it's because you've never used one, or they made it look easy because they are skilled. 

They are pretty much wholesalers, cash or hard money almost exclusively, and a lot of buyers have an. offer accepted sight unseen.

I have sold many CA buyers our more expensive out of state deals though which run great, for example north side chicago 4 units 800k+ that cashflow with great tenants 700+ scores.

Many buyers/investors are using this strategy to invest in real estate