I’m personally more comfortable with SFR or a 4 plex vs a 50+ multi family. 

Hi Lisa, As an investor, I have worked with all types of realtors, but for investment property I would say that you have to have an experienced realtor in investment properties or you have to have enough experience for the deal to work with.Experienced Realtor will help you with the contract (which in many cases are not simple), but most importantly with spotting issues in the property that could cost you thousands.Your concern is valid so it is important to sign a Buyer Representation Agreement, in which case the realtor has to work for you over his/her own interest (or you can sue him).The idea is not to sue them, but to make sure you trust them enough to work with them. 

If health issues were mentioned, they tried conveying that selling was preferable to simply losing any and all equity if the property was lost to the bank or county.

No major issues have come up in these past ~9 months.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

There are a lot of possible issues with seller financing while doing a 1031. 

It's like a person who has serious stomach issues but refuses to go to the doctor because they're afraid they'll be given a terminal diagnosis.

Does Vesta profit when the $5,000 lien is issued as a tax deed for $20,000, or is the person bidding on the lien trying to protect the potential profit?

The issue is if you do a judgement because you evicted someone you need the SSN so at some point you want to collect it.

Most of the small multis trade for way above what would make sense with current interest rates.