Hi, I'm a newer investor from Orange County CA with a couple of SFR's and I'm looking to sell one of them.

I was wondering if anyone has a good real estate attorney in Orange County Ca?  

All too often, people think I am holding their impound funds, which we do not and that is like comparing apples and oranges. :)Escrow is not the word used for the settlement agent in every state, Cali is the only Escrow-Driven state in the country, so it is not likely you will hear "Escrow" as referring to the closing agent in too many states.

The investment property is actually one town over from Millburn (South Orange).. its across from the train station...

We have partnered up with a local commercial broker but that hasn't provided much fruit yet.

Fruits of your labor will come later.

That can be orange jump suit time. 

They have an office in Orange County I believe.

I live in Orange County, CA and I've been scouting the market for the last year and a half.

Except your long drawn out scenario makes multiple big assumptions:1) hard money lenders will pay taxes - wrong, a lot of them fund from their IRA so they're tax deferred or tax free.2) the two investments are mutually exclusive - wrong, you can clearly do both and take advantage of the opportunities the bring.You're trying to compare an apple with an orange.