Anyway you go, short of putting a new loan on that property for the cost of improvements (and that's iffy because the IRS doesn't generally like financing placed right before a sale) you're not going to get the money back from the sale without a taxable event.So you may want to count the cost of simply taking $25K out of the proceeds as taxable boot and using those to repay your realtor.Or purchase the replacement property and then do a cash out refi to access the funds to pay them back. 

Realtors are simply there to move the process along. 

Not trying to generalize here, simply talking from experience.I actually bought the building for a reasonable price.

He seemed "annoyed" that I had to do that and didn't simply buy the house.

Carloz Gil like others have said you’ll want to call and simply see if they will raise your limit.From there pay off all your old CC debt.Finally no one else has answered your other question as far as mortgage rates.

It simply states in their lease that they are responsible for snow/lawn care. 

Cash Flow cut?

Also what in the right of way will they cut down

I think investors who are simply comparing the difference in cap rates between investing in California market and the Midwest are making a mistake. 

If I don’t hear from you in the next 10 minutes, I will assume you aren’t attending and I will move on to my next appointment.Using this system as dramatically reduced any wasted time I used to endure as part of the showing process.I have all of these paragraphs set up so I just cut and paste as I get responses.