Has info from a variety of professionals with no sales pitch.

I would take all of the details of your current properties, project what the sale would be, and what does that leave you to invest?

And you would get to indefinitely defer all tax on the gain from the sale.

We try to find properties that either be modified while keeping the sales price in mind or have a flow that works just needing updating.The open concept is another point that works for some but not the way it was pre-pandemic in many areas. 

They get the sale and its not any harder than finding a home for a retail buyer. 

He is a contractor by trade and I am the sales and numbers guy to loosely define us.

the claim that you fixed their credit or helped their credit just is hollow. once in foreclosure their credit is trashed.. going to sale does not hurt it any more or less..

I usually use a RE agent for sales, but I'm not sure how to pick one. 

Sale Price$171,000 - $55,000 (Rehab) - $13,680 (8% fees) - $40,000 (profit) = $62,320 MAOFrom talking to other investors and doing research, typically a Novation allow more money to the seller, correct? 

There is no seasoning requirement involved since the property isn't a short sale and it isn't someone buying REO from a bank with a seasoning requirement.