Someone might be willing to purchase with negative equity if they are able to take over your <4% rate with basically nothing down. 

When speaking with them, demonstrate genuine interest in their situation and goals.

Speak with lenders - and consider that although they might agree they could lend to you today - they might not be able to when you need the loan.Unless the existing debt has no due-on-sale provision, there will always be a risk of the underlying loan being called.If it were to be called due:1.

I speak to them regularly and bonuses have never been on their list of incentives.

It might be just as expensive as your current carrier though...You need to speak to an Independent Agent that can shop the market for you.

The PM company is starting to kick a little better lately but we had a rough 2024.Always remember that every positive and negative experience when taken well is an opportunity to grow as a person and to learn something valuable. 

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

Never fully trust anyone that isn't willing to share the negative aspects of all this.As I'm sure you've experienced, this can be a very rewarding path to take and depending on your grit and determination, overcoming all the pitfalls are well worth the effort.Cheers and drive safe!

After speaking with some agents I’m a little confused.

It's an estimated cash on cash return given current rental rates subtract expenses assuming 7% interest rate, 10% management fee, 5% repairs, 5% capex and other expenses like mortgage, insurance, tax. it's a estimate to tell you what properties to analyze vs ignoreyou can see the are pockets of negative returns as well as pockets of positive return. this is to supplement the data @Devin Conley provided