Patrick Morrissey is local to my market.

Tell them you are canceling the agreement and putting it back on the market.

A cash out refi should get you a good appraisal value and the windfall that might work better than a HELOC, but it depends on your initial rate.

Direct marketing, buying at auction, MLS HUD/REO/Short sales, PPC Google advertising, or something else?

@Mitchell Kosek, if you can afford to buy in your market, without question, you should explore house hacking before investing out of state. 

Hi Corey,First of all, congrats on the success.I do think it is in your best interest to leverage these properties right now, with rates dropping we will see more demand in the market in 2025-2026.You have a few options on something like this.You can do a blanket loan and cash out on the entire portfolio, you'd save a little bit on fees here and there; or you can do individual cash out refinances.I strongly recommend doing them individually if you can.

Many investors also use buyer’s agents who specialize in remote purchases to ensure you're getting unbiased feedback.Regarding North Austin, it's a strong market for rentals with growing tech and job opportunities.

Traditional route could have more exposure to the market and could potentially sell for a higher price, however there's a premium service that needs to be paid to the agents.

I feel it's a bit unfair and frankly I am not going to charge the tenant anymore than what the place is worth market rate because of its location and he is a great tenant (pays on time, keeps the place clean, communicative etc) I feel like i should even give him a break because he said he couldn't even be home since there was construction all summer due to building maintenance repairs. 

It seems like a great market for that despite the property taxes.