We, already, have bandit signs saying that we buy houses so, now, we're getting some to attract cash buyers.There are some upcoming real estate auctions so I plan to attend to see who's bidding and get cash buyers that way.1.

Although 4-4.25% for a 7/1 ARM seems attractive to others, they're a little high based on our experience with them.  

Said owner could always lower rent to attract tenants if this situation occurred.

But my point is REO agents have a lot of signs in the ground which attract lots of buyers of all types.

Only sell if (1) premise for acquisition changes, or (2) you must to acquire a bigger more attractive deal.Generate long-term wealth by investing IN real estate, not through transactions (casino vs gambler).

Point being, raising capital begins with attracting capital and investors have a lot of options.

Home is in great shape, and updates would be only cosmetic (depending on buyers exit strategy)I'm looking to make a nice assignment fee, but want to buy at a price that would be very attractive to end buyer. 

Why is it that with a luxury property with an unobstructed view, you are still attracting riff-raff type tenants?

This allows me to attract what I believe are the best tenants in the area to nearly every property I own.

The property you mentioned would be very attractive if your goal was to have 10+ of them but 3/1's are somewhat functionally obsolete for a retail buyer.