Sellers are still wanting "too much" as they typically think their deals should still be trading in the 4-5% cap rate range.While I won't pretend to have a crystal ball, I generally think: a) if you want to get a deal today, you are going to need to be more aggressive then you probably are comfortable with in your assumptions.  

You should first identify an area where possibly you can come anywhere near the ball park of what you are requesting.

Fast forward to today, and they've fine-tuned this tool so well that it's like having a crystal ball for home values, nailing down prices with jaw-dropping accuracy.But the real game-changer is something they're calling a "housing super app."

You're in a position like most now trying to "crystal ball" what interest rates will be like in the future.

If a large investor with 100 units wants to use you as their PM and their portfolio is a great fit for your business I know for a fact that almost every PM company will play ball and negotiate fair terms.

However your situation becomes a trickier case study since these properties first served as your primary residence which could provide additional benefits form a tax perspective not available to an owner of investment real estate and nobody has a crystal ball and knows the property with certainty will transition into an investment property. 

Step the heck up and grab your destiny by the balls and take control. 

If you want an agent that is on the ball, hire based on their experience and not their personal relationship with you.3.

While agent would prefer to defend status quo but the ball would be on brokerage and the new brokerage that has more efficient transaction system and able to offer something radically simpler for buyer and seller.

We could get some pretty good ball park numbers on what the refi would look like to help you make that decision.