I think we will be pulling the trigger on the bulk sale for all 88 units since the offers we have received have been close to our ask.

Call the county treasurer and ask specifically if same vesting will trigger or not.I hold residential property with debt personally, but if you do decide to do this use a warranty deed, not quitclaim. 

If you go this route, it may make more sense to have a good deal under contract before pulling the trigger on a cash out refi.A third option is to explore a home equity line of credit. 

For some reason turnkeys trigger people, and no idea why.

I’m ready to pull the trigger and spend (invest) the money I have, but what would be the best usage of the money?

We cleaned up all of the exterior, to include mold removal, pressure washing the driveway and fence, removed all flooring in the house, put down engineered wood flooring, new carpet, new stainless hardware, all lighting was upgraded LED fixtures, new paint, Crown Molding, painted wood toned cabinets a light color of Gray, cleaned the air ducts from all of the pet hair and used a lot of order mitigation What was the outcome?

We cleaned up all of the exterior, to include mold removal, pressure washing the driveway and fence, removed all flooring in the house, put down engineered wood flooring, new carpet, new stainless hardware, all lighting was upgraded LED fixtures, new paint, Crown Molding, painted wood toned cabinets a light color of Gray, cleaned the air ducts from all of the pet hair and used a lot of order mitigation What was the outcome?

Hair, make up, waxing, eyebrows, etc....

Tenants rent a small unit from you where they conduct their business which is generally things like make up, hair, waxing, eye brows, tattoo removal etc....

Technically that risks triggering the due on sale clause, but I've not heard that actually being a big risk.Alternatively, and what I have done, is buy the property in my name, get great insurance, hire a good property manager who runs the property fairly and legally, and then get an umbrella insurance policy for additional liability coverage.