I would seriously offer them choice of cash offer on it or MLwO, and I'd prefer the later so I'd frame it that way.

The whole point of the AMC is to eliminate exactly what you are looking to do. so, no, you do not have a choice. 

Value comps are about 540,000 my debt is around 385,000. my monthly net CF I’d about 1,500 haven’t raised the larger u its rent in over a year due to wanting to retain the current occupants. 

I think this can be very different on larger assets. 

I give you one example, sometimes I have a though choice when I tried to flip hose, the seller doesn't allow inspection and the house is priced 1 mil (comp is 1.5 mil).

There are companies that do this for you and charge a fee, but usually it's for larger buildings. 

I can help a lot I do this in Columbus Ohio and Miami Florida but as a service for now not purchasing them. if you are going to do larger deals look for the largest gap in entitlements, density, and asset value as a land driver. for example we found a piece of land in Columbus Ohio that was 55k and we just got an appraisal for 1 million based on the rezoning application that we did for mixed use commercial.

I benefit from step up inheritance laws, so almost no capital gains tax if I sell, I do like the idea of liquidating and putting it into a larger property or multifamily, I do worry about the amount of time hands on, which I need to be s minimal as possible.Thanks!

My first rationale is the smaller homes will attract the type of tenet I’d prefer compared to the larger home I currently own which would be larger families.

They have all run businesses there and complained that they could no longer compete with the larger companies due to the cost of regulation.