Most flat fee listings are willing to work with a buyer's agent and pay the buyer's agent commission.

And before countering had a conversation to try to find out what's really behind the offers. 

Heck, find all of the listings in your office, and pick the best ones and then reach out to the agents.Ask top agents if they could refer you to any buyers/sellers/renters. 

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

I have a property I’m looking at in Missouri that’s about 1,400sqft, and not sure the difference between a Cash and a Novation offer. 

If you’re paying off more than $1,500/mo I’d probably keep it barring any major upcoming capex. (3-5 years out so buyer wouldn’t automatically ask for it to be repaired at sale.)Good luck either way. 

Can you pull the cash off the business credit card?

I'm very new to investing and weighing which options would benefit me the most.Option 1:  Use the cash as down payment on another primary residence and rent out the current.

Quote from @Sam Evrard: How do you go about finding areas to invest in with limited capital? 

Personally, I'd cash-out refinance into a 30 or 15 year loan.