No one has a crystal ball but if you are willing to take what you have gained it might be a good opportunity to invest in a market you have wanted to jump into.

I could use a SWD to sell, subject to the rights of tenants making it crystal clear such interests may exist.

Without the crystal ball into future mortgage guidelines, that is all they can do to maximize their odds. 

Buying in 2020 makes more sense if there is a possibility of a decline in prices making the deepest decline around 2023 (i am just assuming w/o any magic crystal ball).

If my crystal ball were bulletproof, the choice would be easy.  

As good as my buyer screen process is I have yet to find a crystal ball to know if my buyer will flake in a few months or years.

Account ClosedThat sounds more like a palace.

My crystal ball says that if you have already had conversations about this new tenant's allergies, you are moving in a tenant their last landlord was thrilled to see leave. 

Maybe they're students and don't know that they need to or something, so I would make it absolutely crystal that they need to pay upfront. 8 days is a quarter of a month, so adjust accordingly.

Can anybody recommend a knowledgeable and experienced reo agent in this area?

Thanks