When it's coming out of your wallet from a week's pay, you think harder, do more research, and make sure it's the right marketing strategy before you pull the trigger...which is a good thing.So, my advice, if you can refinance the principal balance for a lower rate, and that frees up some money in your monthly budget so you can launch a motivated seller marketing campaign...then THAT is the right route. 

And maybe thoughts on a highest acceptable counter-offer (assume my budget has enough room for $130k)?

The project is going very nicely, and I am under budget so far.

Can take less but i'd budget for that 

My budget is ~ 100K or less for a SFH, and ~ 160K or less for  Multi-unitThanks in Advance!

It may be hard but not impossible with that budget.  

Rehab should be fairly painless and conservatively I am budgeting $10,000.

Marketing listings takes money and it sounds like you do not have the budget for that yet.

That would blow up our budget for this as a flip, but I think someone could spend less than half the tax value, and just get it livable for a rental.

@Courtland StansberryCash for keys.....budget $2000 to pay the tenant to leave within 7-10 days.