Dave is very straightforward delivering the raw reality forthe business your developing.

The compression in the guided cap rate + recent pressure in yields needs to play out for us to offer strong returns for investors that we feel confident we could deliver.

I also considered a cash out refi but my DTI is too high to be able to do that in the foreseeable future.Selling was our best option to take our equity out, pay off our remaining debts to resolve the DTI issues, and start fresh with the remaining cash.We accepted a contract last night and will be moving forward with the sale.

Should we replace the windows and have a fresh look, or leave them the same? 

This goes into effect for loans delivered after April 1.

Is this still very fresh and they have not had time to move past the shock of the event?

It sounds like you are fresh out of a guru seminar.

In other words the home must be delivered vacant at closing.

The ability to reinvest the same capital over and over is exciting and coupled with the snowball possibilities it can deliver, it's a winning strategy.

After this is done you then you take (or email) the agreement to your title company and you provide them with the earnest money (This makes the contract binding, if you do not deliver earnest money then you don't have valid contract).The title company will then begin their title search to find any liens or issues with the sale of the property.Hope this helps.