You have to sell to realize your gains, and will lose on the transaction at this time.  

As for not feeling like it's the right time, I would urge you to focus more on the goals than your feelings. 

I know its happened to me many times on props in MS we  had

But at the same time, it could relieve our financial burden and set us up for future investments.What would you do in this situation?

What you can't do is adjust that amount to different tenants because if you gave it to someone else for 1725 or less even though you said 1800 and them NO to them for 1725....do that enough times and that may cause them to think you are discriminating against sec8 tenants.

I'm finding it hard to believe that Xero doesn't have the ability to do this will all their custom reports stuff.In Xero I can't figure out how to get a view in a report how much the principal has paid down over the selected time period. 

@Tony Maldonado boilers are great as they last a long time, but not so great when it comes to servicing & replacing them (expensive!).

It's great to be prepared and have your duck in a row but we don't even start discussing eviction until they are at least a month late or behind by 1.5 months of rent. 25% of the time tenants are going to be late and about 10% are going to be late consistently.

I just received two different verbal offers that I'm willing to accept, but don't want to waste time with someone whose deal may fall through.What are my options to enter into a contract with someone who is qualified?

If this was all done within a reasonable time, you should be ok.