I've done the math and after we sell, we could make $50-55k after closing costs/fees which would take care of my wife's student loans and help with a down payment on a nicer house that we could see ourselves in long term. 

Becky .. thanks for the high velocity tip!

It's a hot market and looking for tips on how to execute this sale without using an agent.  

Be careful not to put yourself in a difficult financial situation that could damage your finances long term.

@Mike Cumbie gave you excellent tip, and I felt the response from I.B. was a double edge sword..  

Ex tenant are not worth caring about.For maximum protection a M2M lease is always preferred to protect the landlord.

Could have been self install but I'm paying the installers about $1/sq ft.My problem with Home Depot is that no matter how good Allure Ultra may be, HD flooring desk staff in this store are totally clueless about the product, its stock situation, and its accessories (transitions, stair nose, etc and couldn't care less about serving a customer.

I have now sent two carefully and succinctly worded emails reminding them that, as stated in the lease, we will mow the lawn but any other maintenance or improvements are up to them if they want them done, and we request that they consult us for any major changes (like if they want to take out a tree). 

@Alan Hall Alan,Be very careful investing in multi family in Memphis / Shelby county.

Thanks in advance for any tips.