Rather than cleaning the entire place, I would ask her to walk through and point out specific things that need cleaning and have her take photos.

Cash flow positive is still great no matter what way you look at it and if you don't have a specific reason other than the cash flow thing for wanting to sell ex. say no longer an area you want to own the investment in or in the next couple years you could see no longer being cash flow positive because of HOA fees/Taxes etc I would hold onto it personally as a positive asset.

Any input on my questions below would be a huge help and greatly appreciated.1) I agreed to put down an earnest money deposit at a specific title company.

If you're attempting to assign a contract (specifically, in Texas), make sure you understand that unless seller specifically releases you from any contractual obligation upon an assignment, you're still on the hook if the assignee fails to perform.

@Ashley Brown What specific areas does the TAR contract not cover for you?

The key is to work with someone who can come up with a strategic plan to target the correct banks and lenders based on our specific situation and goals instead throwing applications at a wall and hoping for the best.

I was referring to the "yield;" more specifically the "going in levered yield" (aka "cash on cash return" or "cash yield") versus the cap rate (aka "unlevered yield).  

Do you go to a specific club DREIA or BREIA? 

You have to be more specific like your previous post. 

If you wanted to go even deeper, you could inquire about any rules they have for recasting the loan and the specific terms of the due on sale clause.