I used them when I first started out (oh so many years ago) They are very professional and have a nice presentation.

EDIT- another major risk factor would be deferred maintenance. 

When you talk to sellers how do you present them a cash offer?

lol Maybe you could present the process with a why or the end in mind.

We intend to come across as friendly, but this is a tricky situation and we don't know what we should present at the forefront.Does anyone have experience with something like this? 

Any fellow members know at which stage a foreign buyer must be physically present in the US so as to complete the closing?  

As you look into that refi just keep your long term strategy in mind so you don't get in a potential bind.Since you've already done a 1031 to get into this property that means that by the time you're ready to sell it will have a truckload (industry term) of tax deferred. 

I need ,sensible and fair ideas for seller and buyer,  how to present the terms of the contingency clause in the sales agreement.  

Not questioning him/her, but I know mine would have the answer before she even presented the numbers to me.

These sales take longer to occur, but they can present a great opportunity for investors.