They have had 100% occupancy at market rates and currently bring in around $2,000 per month in cash flow.

It means the seller has listed the property with a flat fee listing service.

The main reason I decided to sell rather than hold was the rising interest rates.

You will likely lose 2~4 months worth of rents + court fee. 

.- in this higher rate market, i find BRRRRs to be challenging because after a high LTV refinance the units have negative cash flow.  

What about rate and term refinancing?

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Most seller's in a sub-to don't understand the risk they are taking and most lenders have concerns over the overall portfolio quality ratings which has an impact on their cost of funds.

Of course "hoping" rates will come down is not a sound strategy so finding a way to assume a loan that already took advantage of low rates is a great option.If you were starting over and targeted a large SFH, would you try to maintain the property in a way that would still attract regular homebuyers (not investors) if you needed to sell?

As-is cap rate of 7.5% in my market (kc) would be pretty awesome to buy.