We're occupying the house and plan to keep the property for 5-6y, after which we would either move and hold it or sell it.

Could be the next step in your journey and open you to buying and selling.

I owe $40K on the loan & it has a high adjustable rate of 10.5% & rising ( started out at 8%).What I'm wondering is if I should sell or keep the property.

I have a SFHs, duplexes and a 4-plex and would like to eventually sell the SFHs and 1031 exchange them into MFs.  

The property that I need to sell is in Arizona. 

The sellers go and buy a new home, believing their ARM home will sell.

Nobody wants to sell anything.We're always doing grass-roots marketing like dropping or mailing letters, networking with neighbors, and reviewing wholesaler deals.

Zillow is showing $60k over seller's anchor priceRedfin is showing $120k over seller's anchor price (I know it wouldn't sell for that much)Realtor.com is showing $80k over seller's anchor priceI think the bones are good, but it's stuck in the 70's - Seller is a chain smoker.

Instead, you'll have a higher number of unqualified leads... which is great for agents as this is future business... but... it doesn't usually help sell the unit. 

I'm currently a wholesaler and I've accumulated a significant number of direct-to-seller listing leads in many cities across the country. These leads aren’t quite right for investors but are still valuable for realtor...