I would add Facebook Marketplace to your list for marketing.

You could put it on the market (and you'll know what that second assumption is), and at the same time do whatever you can to get the tenants out (and know what the first assumption is).

I also have $102k in a money market account that currently earns about 4.5%.

He was telling me the subject was not worth it (not good for me) I told him I had 13 offers at or above asking price within 3 days on market. 

Upfront Costs Readiness✅ Budget for repairs, upgrades, tenant screening, and marketing before listing.✅ Set aside funds for legal or professional fees if needed.4.

Not the best time of year and we're in an emerging market area about an hour outside of Charlotte, NC.30Y DSCR c/o Refi's have already been done on every eligible property after rehab / 3 months seasoning.As more of our properties come up on 1+ yr of ownership, despite losing likely future appreciation of 25-30%+ annually and paying a 5% PPP, I are open to selling some houses off to start paying off much of the high interest debt accumulated outside of mortgages. 

Look at their marketing strategy.

From what I've seen in this area right now, it seems like you'd have a hard time paying market LTR rents and making a good spread. 

My company scans and analyzes thousands of properties a day and I can say there are definitely better markets than others!

You'll have better luck analyzing a few properties a month from investors, wholesalers and realtors that can find you off market deals.