However, it only works in very specific circumstances under very specific conditions.  

what gave you found is the best way to find specific GC's.

I can provide more specific info into how the numbers will work for me if needed.Any tips, info, warnings, or other things I should know?

If you're having problems with a specific lender saying it's impossible or can't be done, that means that either a) the lender doesn't keep up on guidelines, or b) they have overlays.

At my age I am only interested in Cash flow and not on appreciation plays.

At my age I am only interested in Cash flow and not on appreciation plays.

I've never gotten away with just cosmetics on the properties I've done in that age range.Couple other random comments:You won't be able to do a 1031 exchange as someone mentioned.How long are you planning to take - guessing your sale would hit the market during the unfavorable winter months?

Wish I would have decided to do it when I was your age.  

If you are not already using software specific for property management, you most likely will someday (because traditional or manual accounting is a terrible time sink for landlords).

Or should I search that in a specific forum?