So, you would pay for the appraisal now and then bring a check for $3,181 at closing...You would need to speak with your lender and your agent about what % estimate they assumed when you made your offer.

I also assumed that the cap rate would get worse for me when I sell because of the higher interest rates in the future. 

Macroeconomic factors could impact Ypsi, especially since it is (I assume) heavily dependent on auto manufacturing. 

I am assuming I would file this with the county but would like to get thoughts on if I should file right away or not.  2.

Instead, why not do a M453 sale (monetized installment sale) and just unload your property (I'm assuming that's what you really want to do and defer paying taxes)? 

If you have never been through it before you should hire a competent  attorney, however once you learn this process it can easily be  handled by yourself assuming your property isn't held in an LLC.Although the laws are very tenant friendly, the law states that a Landlord is entitled to receive his/her rent on time and in it's entirety every month - assuming Landlord is doing their part of courseEvictions for things other than non payment can get tricky as proper notice is required and a host of other things.If you have questions please feel free to PM me.thx and good luckChris

Neighbor is not cooperating with encroachment issue so assume they won't help.

Based on the purchase price and rent, I have been assuming that this must be C type of area.

If your competitors do and the total rent+RUBS is comparable to what you will be charging then potentially it could work for you, assuming all other things being equal.2.

(I assume this would be another loan, which would be pointless to borrow against your own profits, basically depreciating the appreciated profits by borrowing against it).