That would give me enough time to repair the house to meet conventional standards and force equity for the cash out LTV %.

Yet, some said this would be a lot of time and money.  

If they don't, it might be time for a new accountant. 

I work with a lot of buyers and most of the times they do not care about these items.

Hi Keri,I've navigated this several times over my 20 years in the field, both for myself and for clients.

Time value of money they could invest that $160k somewhere else and earn $50k+ on it over that period vs losing $96k.

However, considering gross monthly income and operational expenses, I'm looking for strategies or types of properties that can provide a better net ROI.Here are some key points:Location: At least a C neighborhood that is safe for driving around at all hours.Cashflow: Investments that can deliver superior cash flow.Involvement: I have the time and willingness to handle maintenance and operational activities myself.

Is it a good time to sell?  

Is this the right time to invest?

If the agent is suggesting to put it in writing it might be because he can now nudge the seller into accepting a lower than previous offer since the house has been on the market for a long time with no other potential buyers.