My investor likes to get a full title commitment and I can only supply him with prelim title- I can't use the heloc because I already used it, (haha). 

Given the commitment to our jobs, that's probably the time frame we are looking to buy new properties anyways. 

I have the three C's going for me, Commitment, Confidence, and Capital. 

It sounds like you can’t evict the tenant until you have a committed buyer, and you can’t renovate it unless it’s “unsafe” for the current tenant.

The reserve was met but they can still say no, which seems pretty dumb - they should be legally obligated to commit to their reserve price.

“Buyer obtaining real estate mortgage for no less than ______ payable over ______ years with interest not to exceed _____% at customary terms with a firm commitment thereto within _____days hereof “

So it is definitely not every day that I am committing time. 

I may be able to bring an LP who is willing to commit essentially more capital than we could possibly put to use with the size of the projects, and would allow the GP to deploy probably $30-$40m a year if the opportunities could be found.

What sort of a monthly time commitment do you estimate it requires for you?

Doesn't mean you are committed to selling it.What zip code is it in?