The area and price range you mention  should go  very  quickly regardless of the time you list the property... when you sell - you can also ask the buyer to provide you with an extended closing date or lease back ( if you need some extra time before needing to move ) . 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

If you are going to take on the extra work required by an LLC, make sure you have a valid reason to do so.An LLC is useful for two things: anonymity and legal protection.

In my opinion, the more income you have, the higher the allocation should be towards stock / fixed income.As much as you can make real estate passive(Hiring a PM, getting into syndications), there is still a level of work that you need to do.Why spend hours when you already can afford what you can.The extra return isint' worth it.

I found 80 units / $5M / 95% occupancy / 6.11% cap (claim) / $305K NOI / also included in the listing is comps stating we can get an extra $200+/ month. 

It becomes a calculus exercise. the extra thousand raises seller costs, but should cover the extra costs at the margin in most instances. 

My GC primed and painted over them a few times thinking they were just old, stubborn stains that needed extra product, but they kept coming back after each rainfall.I hired a water intrusion detection company to help me pinpoint the problem - they said the new roof seemed solid and that based on infrared and temperature readings, the moisture is coming in from the partition walls.

Hello Davin, i would not recommend you spend the extra money on a financial advisor at this stage.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Look at the cost of the penalty and the overall cost of the refi and compare it to what you'd save/the extra cash flow with a lower rate and see what pencils out better.