I’m talking a couple trash bags on porch and around/under porch there was  a couple trash bags worth of junk(including about 10-20 doggy bags of dog poop) a bike, trashed yard games and some general trash.

No offers in this market is typically based either on price or practicality.

They understand bulk business and typically like to work repeatedly with the same people to keep things easy. 2) It's easier to negotiate with subs.

These guys are hand to mouth, day to day types so the typical hire an attorney knee jerk advice you see in all these threads is just total crap.

HELOC is my first thought too but I am looking to combine them all into one mortgage and take a HELOC out on all 4 of my houses because they are just typical oklahoma town houses that only run in the range of probably 50k. 

When evaluating new properties, when you underwrite expand certain line item like tax and doubling insurance coverage.That being said, I'm not sure where you stand in terms of net worth.

I think Rob outlines a pretty good plan of attack, and typically you will triage a property.  

Typically interest only for a couple years, rate a little higher but i/o payment lower.

If the home is only worth $365K you cannot refinance to take out any cash and switching to conventional will only increase your rate so there is no tangible benefit to a refinance from current to Conventional.You are sitting at around 90% LTV if the value is $365K so a refinance would still require PMI and rates are higher than your 5.70% right now even with a rate buy down. 

From the research that I've done so far with Mt Orab the houses continue to be going up in value and any homes that are for sale typically sell fairly quickly.