When I blew the lines out, enough water came out that I could've made a pot of coffee, brushed my teeth, and shaved.

Everything from pre-fab foam panels to high-end finished woods are available at great prices... it just takes awhile to get to know the "guy" or "gal" and build a relationship to where you can make a couple calls and the necessary materials... materialize...

The fact that the banks appeared at probate, prepared an order acknowledging their debt, and that the bank(s) have been paying the property taxes and HOA dues, all indicate that they intend to preserve their interest.  

When it comes it will shave half the value in our market at least.  

And there are no taxes.If you sell the note on an owner financed note, you're going to take pretty stiff discount on the face value of the note.A 1031 would make sense for that property you've paid off and held for a long time, as long as you're willing to put the money back into another rental. 1031's have to be like for like, so you can't take the money out for other purposes.

Your suggestions shave off almost $400 per month in costs. 

I would recommend looking at ways to shave costs if possible.Have you ever thought about becoming an agent yourself? 

I already have seen from my experience our single family A homes are so easy to manage, while the C apartments are constant work almost daily.in our neck of the woods B class and better is a cake walk.. compared to what other PM"s have to do in the rental dominated cities back east and in the mid west 

@Rashad S. Have

The deal is really what should make the most sense, and if you can't make this deal have strong cash flow without shaving a quarter to half a percent or without prepaying interest (points), you probably don't have a good deal.