Your best bet would be to see what your competitors are asking and if you do not see anything for rent then call them up and see what was the latest deal they have signed up (if nothing is available I would also try to push it higher on one by one basis to your tenants react).

I don't know how you market yourself or what your competition is like, but if you are not adding more value than your competitors, people will let you know.

Those people are few and far between, and are probably either your employees or your competitors.

Find a competitor and go with their product.It sounds like you may not understand Fannie/Freddie well either.

Does your product separate you from your competitors?

I will be seasoning properties soon and I plan to make sure my properties can outperform competitors and my cash reserves can weather higher vacancy rates. 

The properties are all at 95% occupancy and the landlord (who is my main competitor in town) is notorious for keeping his properties at a level of condition that he would live in.  

Other factors include how many competitors there are pursuing a similar list in that area and how many time you sent your mail piece.

For response #2 there is definitely not enough room in the deal for incurring 2 closing costs... was hoping that if i could assign the deal to another cash buyer or even the other competitors and i could get myself out and make a small.

I would be surprised if an agent or broker would discuss contracts with you, as basically you would be a direct competitor.