I was kind of not buying it since I had to call him back but we proceeded to find the above mentioned damages, and then the electrical panel was in fact a Union Pacific and I terminated the contract.

I'm not sure of how to proceed in regards to discussing purchase price without agents/lawyers, or the order of things to be done. 

The TREC website has killed hours of my life and you're right-- the instructions are head-bashingly circular!!!!

It takes a special buyer to want to proceed.

I have already saved on certain items (cabinets/microwave) or decided not to proceed with the scope (doors/solid surface counters). 

They obviously get it as a whole, but still may have a hard time working within YOUR model if that differs at all from theirs.When it comes to finding agents to sell your properties, I say you find the office that has the most closed deals in the proceeding 3 months and give them a call.

"cash out refi to pull out cash tax free and acquire additional investments" - any further detail on how to best proceed with this approach?  

(ie who gets how much from the refinance proceeds, and do the investors typically still keep any equity in the project after their capital has been returned through a refi?)

I've watched them on the surveillance camera rip down the notices taped to the front door and crumple it in a ball and toss aside, never reading the notice.Speaking of the surveillance cameras (all outside), I've also seen their drunk friends bash and smash 2 of the cameras.I've been pressing for them to get out without an eviction, they just signed a Quit & Vacate agreement for July 31, but by the looks of things, I don't think they're planning on going anywhere and I'll probably have to evict through the court system.But come this January, my rental headaches in Hawaii will hopefully come to an end as I've sold my house, my last Hawaii property, and we're going to close in January.I will never, never, never own a long-term rental property in Hawaii ever again.

In the meantime, the bank began foreclosure proceedings, changed the locks and winterized the house.