So fixing and keeping or selling and paying the tax are about a wash.So if you want the better finance decision it would be to sell and 1031 exchange into a vehicle like a DST or TIC if you want passivity and fractional interests. 

And, typical lenders take 4-6 weeks to make that decision.

That decision depends on who you are, what you are willing to tolerate and what your market is.I thought the comment concerning the different types of damage was great - accidental, negligent and purposely.

It is really hard to find a good property with this loan, so I need to make this decision by tomorrow. 

So, the decision on which way to go might be made from the get go assuming you intent to invest locally. 

I think the BP calculator does a pretty suffice job with what you need to see in order to make a decision about properties.  

Great if you already own property, not great if you're trying to acquire more, hence my decision to reinvest into the properties I already own as much as possible until the market cools a bit.

Don't make a permanent decision based on (what could be) a temporary problem. 

I am almost regretting the decision to refinance now because it seems that I am stuck here for another year!

All that being said, I'm hesitant due to all the complexities, decisions, and emotions that go into these transactions.I'm in a relatively health market (Atlanta), so I'm confident our house will sell well, but I also don't underestimate the impact a great agent can have on getting the best possible price.Thoughts?