The three I found were average of $113/sqft and I offered 103.

@Ryan White what size multifamily are you looking into?

$6k sounds high to me for a roof of that size, regardless if they're tearing off 2 layers, etc. 

. $200k-250k homes are on average 6,000 lot size sq ft in that area.

@Ryland Taniguchi since you are an agent are you recommending she not listen to you  :)I think you have to quantify the question and the response.Your not an average buyer with only 25k to work with .. your in the business and obviously a developer of some repute and success.. for those with limited capital and competing against guys like you and I.. the realtor is correct its a sellers market.. the issue for these folks also buying off market is they need FHA loans and many houses need to much work to qualify.. so you really are stuck in a narrow window to buy.4 plex househacking for someone with @Angela Jossy capital is one of the best ways to enter the west coast market.. all the other things like buy a sfr or whatever those are folks that don't know the price ranges on the West coast its not that easy for someone with 25k.

Somehow the academians once set it without realizing home prices have both tail ends which can shift median (i.e. mid-point) left or right especially there are huge estates or small sized home in a small community that can distort the comparison.

Account Closed suggest and you put your dues in when you get to about year 10 this business is SO GOOD... its all referral based at that point. and if your in a market were average sales prices are in the 250 to 300k range its money !!

Split with partner i and thinking i can take home on average 1000-1500 per month.

So my ARV takes into account the difference in neighborhood this is a 6 bed 3 bath home with 14k square feet of land 2800 square feet is the house size and is easily the biggest property in the neighborhood

I've written about HOA's and COA's before and their dislike for Real Estate Investors.As I previously stated every large group or organization has lobbyist representing them.Being Real Estate Investor's we have a large amount of capital invested if totaled would probably equal the size of a Mid Cap company but we have NO representation.