Thanks Ari and James for your input..Looks like all cash is little profit, but no stress, and you own the property free and clear, as well as can sell it for 100% profit..

As the price of bonds increase, their yields decrease.

The pro for me is that mine in particular is well managed (healthy reserves) and keeps the property values from decreasing.

So your buying power with that cash probably acutally decreased over time if things inflated a fair amount. it's probably not a bad idea to own some gold and silver as a saftey net and side venture. 

As for wondering about if rents may decreasing following the riots...

The increase in cases and decrease in mortality rate is due to an increase in testing.

After decreasing expenses, improving some of the units that need it, and maximizing rent potential, I plan to pursue a cash out refinance.What kind of lenders should I be searching for to finance this kind of deal?

Okay, the timing sucks, but for $5k (you're not "losing" the $10k from the higher offer, since you don't have it to lose) you're creating way more stress than it's worth, @Alex Kovalenko. 

Also can’t stress this out but if your going toward (working with an agent) be sure they are investor oriented in properties you seek to purchase .

My questions are: how do I approach the conversation that the goal is to help them get out of a stressful situation as well as making a good business decision for myself?