Katrina caused massive infrastructure damage that prevented people returning to there homes for months (not days or weeks, but months).  

I don't want to incur in unnecessary charges again, like what happened with the fridge that it was in fact working.

That prevented me from getting a HELOC on my primary residence so I imagine it will come into play here.I'm looking for advice on next steps and timing. 

Some thoughts:We have to do something to prevent further loss.

These realtors don't understand the many different exit strategies in real estate investing and that these exclusive rep agreements prevent them.

Your process is right, but you need to get these done ASAP to start making income, or you will dig yourself a hole with un-necessary property taxes, mortgage pmts, any further degradation of the houses, etc.My recommendation would be to do whatever you can to find a GC to wrap them up for you so you can get them rented out.Right now you're sitting on 2 properties that could be a total of $1400/mo income.

The fine is almost $400, and being unaware of the issue had no way to prevent it.

That will create unnecessary shortages and increase prices even more.  

When you are buying as an investor, only FNMA has a deed restriction on the buy side that prevents you selling for more than 120% of the purchase price for 90 daysWhen you go to sell,  if your buyer is looking to obtain an FHA loan, the contract may not be executed for 90 days from the date the deed is recorded. 

Working with two different professionals in two different locations will prevent either form being able to see your big picture and plan/adjust accordingly.