My main goal is to move upward, as opposed to laterally, during this transition.I am also not historically a forum-posting type of person, but am willing to jump into new things (especially considering the marvelous resource I've recently discovered in Bigger Pockets)THANKS!

. * Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)* Don't allow for your own independent property inspection* Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)* Require you to pay for any renovation upfront* Sell only in cheap. low end neighborhoods* Don't accurately represent the neighborhood/property classification* Don't have consistent rehab standards for all properties* Don't provide a scope of work for the property* Can't provide references of repeat investors* Require you to close before a tenant is in place

They're more expensive up front, but have a service ~2X that of a standard tank WH.

@Leandro ZhaoYour provincial legal association will have a standard offer to purchase of some kind.

Renovated first and second floors up to market standards.

While we definitely didn't purchase it "right" by true investing standards, we paid full price and put 20% down and have raised our family here ever since.

Here are the options I can think of1) keep things how they are and just buy new primary home with cash down payment and get standard 30 yr loan.2) refinance townhome first to a 5/1 arm or 7/1arm to lower monthly payment= higher rent profit?

And if so, is there a standard contract im able to use for this kind of financing?

I did this mainly because the stats saying that the Internet will be (& is)the main hub for buyers & sellers looking to hire a Real Estate Agent, & I believe that Bigger Pockets will be the gold standard for all things Real Estate on the internet.I do see your stance coming from a smaller market, but I firmly believed that the reach of Bigger Pockets will continually grow which will (hopefully) help that cause...I remember David Greene mentioning (& don't quote me) that they are adding 4,000 members every week. 

It seems like a lot of the recommendations for the wording to use on postcards and letters are strongly based around being able to offer cash and close fast. 
Has any one experimented with listing some of the more cr...