My point was that in the short term… until rates come down, you might be better off taking the safer bet of money in the bank given that you would see about the same cash flow, without the need to refi in a year… especially if you can’t even find a cash-flowing property in the first place.  

Focus on the overall cashflow because maybe for you it only takes 10 properties to retire and for others maybe 20 some might need 5 it all depends on how their portfolio is performing. 

There has to be a lawyer willing to do it; call every lawyer you can, I bet you can find one!

Your best bet is to list it in the open market (MLS) with a local agent, with the option of furnished or not, and be prepared to have to clear it out should a buyer not be interested in your personal items. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I bet I can get $95k.”

I bet you have enough stories for a paperback

So with that disclaimer out of the way… Tulsa is a fairly safe bet.

Can they perform on their terms?

In your opinion, what amount would you have to have paid out for someone else to perform the work you did?