Thanks @James Wise

How do I sell my property what is the procedure, seller and buyer commission, why does a attorney need to be involved etc?

James Wise is the guy you need to talk to in Cleveland!

If your contract is recorded, you will have to get your buyer to release it and rerecord after your refi.  

They want buyers with deep pockets. 

I think it would be wise for me to partner up with this small group because of my limited experience, knowledge, and funds.

Even if you plan on self managing it is wise to include PM in your calculations.  

If I buy a house for $55k, it needs $25k in reno, I'll throw BOTH the $55k on as the Contract Sales Price and the $25k to cover the quote from my contractor for the entire reno budget on as Settlement Charges to Buyer, bringing the Gross Amount Due from Buyer to $80k.

I'm an active courthouse buyer and @Elizabeth Wilson is correct. 

The seller is basically telling you that they can't get their price and they are frustrated and decided to sell on their own...Sellers sometimes just don't listen to their agents and insist on listing at a price that's too high for the market and the property's condition.If a price is too high, buyers won't request to see the property.If the price is slightly high, buyers will come but won't submit offers.If the price is spot on, then the right buyers will submit offers.If the price is at a slight discount, there will be multiple offers.Also, and most importantly, the best offer usually comes in within the first 2-3 weeks.