I make them verbally allot of the time but I wonder if it would hold more weight if I send a written offer?

In either scenario I do not provide any appliances, reason is that it lessens the chance of receive a middle of the night phone call because the appliance broke or hiring repairmen for that matter.  

The 1031 exchange can be a powerful friend in a consolidation situation like this because you can both use the leverage of deferred tax and continue to shelter it plus you lessen the inherent risk of over leveraging debt.  

My out of state property was not intended to be an investment, its just a hold over from the housing bubble.I use a property manager with all my properties, and yes, I could potentially make more with out using them, but I have to weight what I pay them vs could I do what they do as efficiently?  

When you show up in person, it carries different weight than a name on a piece of paper. 

Doing any wrap where you charge a higher rate than you are paying is very difficult, most attorneys screw it up, if you have usury laws and in giving APR disclosures you're looking at weighted average interest rate computations based on all amounts financed including the underlying mortgage, if it is an ARM loan, the variables will be to great to be accurate under RESPA, if you're off one tenth of one percent you might as well not even give financing disclosures.

Bartlett springs ( JJ Corbit) Trained there for his heavy weight fight. 

Then, they will go with a low-fat diet for one week, then low carb for another week... lift heavy weights with low reps one week, then the next week it's off to High Intensity Interval Training, etc. 

Most here can't define real property and why it is valuable or explain why RE is unique and different fro other investments, The basis for valuations, nor have I seen much on the three valuation techniques of property and why one is given more weight than another.

The house is in the $120's and there isn't a huge budget to go moving weight bearing walls, so I just can't figure out what to do with this weird triangular wall.