The upside here is you can potential find a direct buyer, the downside is you'll likely need to speak with dozens or hundreds of people to find a qualified and motivated buyer.Selling a property (on or off-market) is a numbers game. 1 agent and 1 contractor, unfortunately, may not be enough to get you top value for this property given its current condition BUT it is a great start fo you and the family.To vet a buyer, collect: - proof of funds and pre-approval (if financing)- LLC documents (if applicable) to verify you're dealing with the actual buyer- photo ID- buyer's attorney's information You'll also want to work with a reputable Real Estate Attorney who can protect your best interests on the contract.

Generally speaking, the cost to refinance will usually take between 2-4 years to recoup the cost via lower interest savings. 

I am actively speaking to a few sellers and will keep you posted if that need should arise. 

I’m finalizing my buy box now and plan to start speaking with agents over the next few days.If you have any tips or trusted team recommendations, I’d really appreciate it.

So if you're looking at Kansas City I'd recommend speaking with him as well.  

Curious what those who are looking at BRRRR refi's are getting quoted at, all things being equal.  6-7% best case7-8% base case9-10% worst casebeyond that we move to bridge/hardmoney options9-10% best case11-12% base case12-14% worst case17% SOS Emergency (avoid imminent insolvency, worst day of borrowers life, etc...)Speaking broadly, of course At those higher rates, what's the point?

Any advice on where to look or who to speak with would be very much appreciated!

Join Facebook groups, BiggerPockets, local REI meetups - ask questions, offer help, and build relationships.You’ve already taken the first step by speaking your goal out loud.

Me, someone who's self-manage for over a decade and have all the systems, checklists, SOPs, etc and I spend my time to speak one on one and help people for free.

Generally speaking, if you buy a property in the same year and make sure it's placed in service and do a cost seg, it could Offset the gain you have on that property.