Biased opinion, but... the money you will pay your CPA you will receive back many times over when you file your taxes and, more importantly, when you get the strategic advice that will help you plan ahead and make wise financial decisions.

Be patient and strategic.

@Sarah Lorenz,There isn't enough data here to formulate a suggested offer.That Cap rate is pretty bad, though.

My personal recommendation is to strategize with risk mitigation in mind, not capitalize on potential market changes.

It might be time for your parents to strategically downsize before the trouble begins. 

My advice to you would be to calm down... step back.. formulate a plan with a good exit strategy, and then go and execute it.

Everyone is doing the exact same thing, using the same letters, postcards, or whatever but the way I'm doing things is a little more strategic.

.- But by contrast if you spend 75 person-hours checking your books and present a professionally audited P&L that voluntarily discloses a temporary $150/mo decline in income due to a strategic re-positioning of your business that makes all the sense in the world... now and only now, will we take your numbers at face value, ding your income $150/mo, and throw out what your tax returns show in favor of your YTD P&L numbers.Yup, the mortgage industry is currently pretty stupid.

My question is for all the research I have done no body says anything about this being a strategic position for lien holders.

@John Leavelle i withdrew my 401K outright and am taking the penalty hit. i tried being very strategic.