@Mike KedzioraBefore even reading the responses or contemplating the numbers on sale further, I’d personally 100% keep renting it out because that’s amazing cash flow.If you sell, you incur closing costs, and taxes on profit, and it’s really hard to put that money to work on a comparative cash flow deal in this super hot sellers market.Besides, you can tap into the equity using a HELOC tax free, possibly using it to invest in the next rental property, while retaining the original and the great cash flow / mortgage payoff and / appreciation over coming decades that you’ll reap the benefits of.ORYou could cash-out refinance and pull that money out tax free, Then use that cash to buy the next property.

Thereby, the IRS' lien is usually the one most recently recorded, and therefore, the most susceptible to being wiped off by a foreclosure of any prior recorded senior lien (1st or 2nd, etc.)If IRS' lien is wiped off by a trustee's sale, the IRS still retains the right to redeem the property from the new owner within the following 120 days.

Do you have at least $10,000 retainer for an attorney?

This purchase would be my first step towards investing in property since I will be retaining and renting out my first home so I'm a little anxious about it all. 

I know some property managers that retain all the pet fees for themselves.

If so, then the $8k deposit would likely be treated like a retainer given to an attorney, against work Actually performed.- what are the written steps after mediation, arbitration?

You need to determine water run off and retaining walls and driveway.  

You will need to provide the title company with a contract to show agreement to purchase or retain property signed by all parties on title. 

If there is no buyer's agent, then I retain the full commission including the buyer's side commission regardless of what an unrepresented buyer asks.

Does the seller retain all interest write offs?