See, in SFR (1-4 unit) the primary driver to valuations is comp's, market sale comparable, what so-n-so sold there place for last week/month etc.. 

To do with other ppls money, you need that personal relationship with the money source and then they have to trust you in terms of market research, boots on ground, analyzation, contracting, and exit sale. 

I hear ya, I think the fees are negligible but I guess it would be a option not to convert or convert portion. 

You could use the equity from the sale to get back on track financially and reinvest in a more manageable property to kickstart your investing journey.

Are properties such as this more appealing to buyers with renters already on leases or will I get more interest and a higher sales price if I sell the property vacant?  

Texas property tax sales.  

Quote from @Bruce Schussler: A lot of Podcasts and Youtuber's say to cash-out refinance to keep rents balanced with payment; (PITI) then use those funds strategically to re-invest either in more real estate or just put into a high interest bearing account or money market account...Here's some of my thoughts and comparisons;Cash-out refinance with new loan so rents balance with payment:- The cash-out refinance is 100% tax free- The funds can be put into a money-market account off-setting a portion of the interest charge of loan- The loan balance gets eventually destroyed by inflation- The liquid cash eventually gets destroyed by inflation - The interest on the new loan can be deducted from the rent income- The refinance costs are 3-4% of the total- There is less equity in the property and LLC that can be attached in case of a lawsuit- The break-even on cash-out refinance with current interest costs on the new loan is around 12 years Vs.Paid-off property with positive cash flow:- The positive rent income is 100% taxable minus only depreciation and property tax- There is more equity in the property and LLC that can be attached with a lawsuit- The break even is not until after 12 years at today's interest rates- There is a rate risk in today's inflationary environment where interest rates on bonds keep rising*It appears to me that the cash-out refi is in the best interest for a property investor; (Dave Ramsey would strongly disagree!)

They are all in decent areas.I like the program.They pay all or a large portion of the rent.The tenants take care of my houses and stay a long time. can i contact you John to get some advice on investing in MD for sec 8? 

But for judgements liens and all that who cares they are snuffed out at the sale.

I have no house and no money from the sale!