Again just covering my bases...thanks

Based on you OP, I would consider keeping $50K in reserves in checking or savings account.

You may also want to look into what Section 8's rates are if they will only pay a certain amount of rent based on bedroom count.

At least not based on what you wrote.

We just executed a lease for another 6 months, but I am ready, and have been for some time, to sell and capture the equity locked up in this property.Do any investors have advice, or alternative strategies to consider for this situation?

I know eXp has few fees, but they have a heft tech fee since they are a cloud-based national brokerage. 

I had to learn how to guess how much value I could add to a property and base my guesses on facts.The journey was already hard because of the lack of experience and information at the start.

Joanne There are insurance companies that will insure more than 10 properties on a personal umbrella but it can be tricky based on the companies providing the underlying insurance, the makeup of the portfolio, the state you're in, etc. 

@Wayne Brooks your explanation is what I would expect but I keep reading on various lawyer web sites that the transfer tax is 7% of the current mortgage which for a 150k mortgage is 10,500, which is just nutz!

Since the sellers are opposed to seller financing, consider exploring alternative financing options such as traditional bank loans, private lenders, or hard money lenders.