Are you counting the closing costs on both sides of the transaction?

I hear 5%, is that a safe figure to use as general guideline ?

I have struggled with the sell vs refi question myself ... while I don't have a specific answer to your specific question, here is how I decided: 1)after the refi, will it cashflow with ALL expenses inluded ... if no, sell; 2)If yes to #1, take the sales price you'd get and subtract out the transaction fees to sell (capital gains taxes, RE commissions, etc) ... now, with that adjusted number in hand, ask yourself and answer honestly: If a similar house came on the market tomorrow at that price in that neighborhood would I buy it?

I've yet to be told no if it was safe to walk inside the building.

It is a super easy sell on the transaction side (or can be)--think: no major update (floors, fixtures, paint, etc), no vacant time to fix or sale, no marketing costs or time (like realtor fees or 6 mos on market )...So you may be able to shave some off on that, giving seller easier time of it (but maybe not 20-30%)..Best of luck..

Honoring them is the safe way to go, and probably what I'll do since I'm in no particular rush (going owner occ on a quad) I'll look around for some local real estate attorneys.Thanks!

I will keep you posted on my San Diego transactions.

Being a young guy out of Cleveland, with more than 1,000+ RE SFR & Multi transactions, in numerous capacities completed, my track record is vast and knowledge capacity is wide.

It can be profitable but you need to do your due diligence and know as much as possible about what is happening in the transaction.

The foreign currency exchange is absolutely something that must be addressed, expecially when completing a foreign property 1031 Exchange transaction.