A blank word doc that I can edit, save and send myself would be ideal. 

I have properties in Fairfield, West end, East Lake, and others, and they can cash flow but the management is difficult (as in getting cash collected from tenants).

If not, I've heard many people recommend a contractor or possible cash buyer.

After analyzing over 1,300 active single family homes in Reno, Nevada we found that the majority of homes cash flow around a 4% cap rate, with outliers in the 5s and even some at 6%.A cap rate is a measure of a property's investment potential, calculated by dividing the property's net operating income (NOI) by its purchase price.

These are park owned homes that generate really solid cash flow. 

Part of me wants to cash out and purchase in another state which has more appreciation potential as I believe my local market has peaked. 

They can come to the table with cash to make up the difference.

Hopefully that will get them to take the cash for keys option. 

With our price target of around $1M, we potentially save 25k-30k (minus broker split) in commissions.My wife is uncomfortable representing us since I have no experience as an agent.

I would say it is on life support because after refi the negative cash flow necessitates extra reserves.