This means having to take a chance and take the property off the market for 2 weeksOption 2- Accept the offer with a provision that allows you to continue to market the property, knowing that there's a chance FHA may not fund the deal. 

The market is in a extreme state of flux due to interest rate volatility.

Weekend work is emergency only and it gets billed out at double our rate . 

You could find someone in the process of liquidating their portfolio and needs someplace to put their funds. 

What am I missing (besides in some instances you have a lower interest rate but do not get clean title to a property)?

If you pay cash for something and are able to refinance at a rate that makes sense to pay off your HELOC, that's the only thing I could see making some sense. 

Hello, it is really time consuming for me to analyze each property by manually entering its data to calculate the return.  Is there any software where I can filter out properties below a certain return?  I want to be ...

If you're $400 below market rate I'd give them chance to "catch up".

Roll them all up and the averages are:purchase $154krenovate $47Ksell $232kThese are gross numbers, not including closing costs, borrowing costs, holding costs, licensing and permit costs, G&A, overhead, commissions, forward rate buy-downs, and lease-up fees, to name a few of the many expenses incurred. 

It earns a great rate of return compared to a bank account and is fairly liquid.