You'll need to sit down with a loan officer who understands your objectives with investing and can chart a plan A, B,C with you so you'll have counter measures in case the first option does not work to your liking.Cash out refinances tend to get very conservative appraisals.

Not sure what market you want to trade down to but it would be double digit if it is a high cash flow area.

That results in either an okay if it was a legitimate objection, or if it was just a smoke screen then I usually uncover the real objection the seller has. 

As a Realtor in the same area, I can say that generally it is common practice around here for the seller's agent or broker to hold the earnest money in their trust account and I've never had a deal where either side requested that an attorney hold the funds in their trust account instead as @Aaron Peeler mentioned, but I can't imagine for myself at least, having any objection to that if someone did request it.

I am always looking to increase my marketing knowledge and wanted to know what seller dialogue may be out there for the responses and objections I am getting in this "up" market.

My concern would be that there's a run of bad luck (an eviction, a domestic disturbance with a restraining order, and vandalism from teenagers all in the same month), and you don't have the cash reserves to deal with it because you're putting money into the property every month.I'm a bit concerned about your dad, though, because it doesn't sound like he's listening to and answering your objections.

I'm interested in getting your feedback on my objectives and how I plan to achieve them.  

The plumber was a nice guy (in a small town) and said for us to dig it up without disturbing the line and he would replace the section for us.

He objected to the listing price in the listing agreement by crumpling it up and jumping up and down on it and stomping around the room.

This assumes it was property executed so that it can be recorded and that the sub2 buyer doesn't object.