One more tip – people remember stories that trigger their emotions.

You are heading in the right direction to get the financing options laid out and then find the deal so you can pull the trigger for the right one.As far as HML options be sure you get all the details before signing anything . . interest rate, payment terms, what if you need to extend, points up front, etc

If you still have a mortgage, contact the lender to ensure the transfer will not trigger a "due on sale" clause.

One more tip – people remember stories that trigger their emotions.

I sold due to emotional triggers.  

Specifically, they use a service like Plastiq; you can pay Plastiq a flat 3% fee (roughly) to make a wire transfer without triggering a cash advancement with the credit card company.

I can wait...Not needed, continue being nasty and objectionable as you wish, ;-)  Continue being triggerred.

I know "change of use" frequently triggers major expenses like seismic retrofits, insulation and fire code updates.   

Still haven’t pulled the trigger.

I'm still on the sidelines and working with a realtor but haven't pulled the trigger quite yet.