Seeing that the cost of refinance or HELOC are lower than RE commission and other costs associated with selling, you can achieve slightly more by not selling.I have 2 issues about keeping the property.  1) you likely qualify for the 2 of 5 year gains exemption 2) I have one of my ex-homes in my portfolio. 

Death is often a challenge in xfering ownership;  missing ex wife, step kids,  all sorts of state regs re rights we rarely hear about.Best of luck.

While we agreed on a weekday nightly rate of $179 to start and cleaning fee of $185, I quickly realized that EVOLVE site had it listed as agreed upon, but Air BNB/VRBO were higher on both nightly rate and cleaning fee (ex Air BNB at $203 per night and $191 cleaning fee).  

Real estate can burn to the ground, be flooded or be broken into and has cap ex.

So basically, five years ago, it would just be my misplaced pride telling you that if you can't learn something by yourself, you're unfit for something that requires as much self-education as real estate.But before you go into hock to learn about commercial real estate, where's the harm in going to Amazon to buy two or three used books on how to invest in commercial real estate, or doing as Jay suggests and picking up a used coursebook set from an ex-guru-student through e-Bay?

Then subtract property taxes and insurance and a portion for cap ex and maybe property management, divide by 4 and is that enough to interest the investors? 

I understand you think this would make rents skyrocket, so that parts good, for the landlord, not the ex-homeowner.

Reserves are not a factor in cap rate either my formula for cap rate includes.vacancy managementand operating expenses  Taxs insurance etc. reserves and cap ex and mortgage payment are notthats how I look at it personally..  

Because it sure sounds like you're going to have your day in court and they're going to pay the fees for it.When an ex-tenant threatens to sue me, my response is, invariably, "Oh, go for it."

The seller may get judgment liens recorded against the property post your LC - ex. hospital, credit card, you name it.