So I've secured a cash out refinance and they're offering me 30k in cash.

If you buy aggressively every year, you can refinance several deals in 5-7 years and buy the same property and afford it with the cashflow from those rentals all while you have equity gains and appreciation with tax benefits and cashflow.

When you go to refinance, the lenders will have to base the value on the lowest listed price..

I'm considering two options for my property and would appreciate some advice:Cash-Out Refinance and Then Sell: Cash-out refinance to access some of the equity, then sell the property to get the remaining equity.Sell the Property Directly: Skip the refinance and sell the property outright.My main concerns are:Fees: Are there more fees involved with doing a cash-out refi and then selling compared to just selling directly?

There are ways to conduct a one-time restoration of benefits, or to restore benefits, but those require you to refinance the existing mortgage into a conventional loan, or no longer own the home, so they probably aren't worth it with your current scenario. 

Do they have the ability to refinance or is the CLTV too high or their credit not great? 

Keep refining your approach, and over time, it’ll become second nature.

We would now like to refinance the unit based on Income valuation methodology. 

Also, some lenders I work with do not charge the pre-payment penalty if you refinance with them, or it is reduced significantly.

If he wants to retire I would definitely play up the continued monthly income side....You might also be able to get him to see that a lower interest rate protects him from a refinance out.