We walked through a property that we went into thinking we were not going to like it and we ended up loving it and jumping on it pretty quickly after because the seller was getting other cash offers and the price/location/set-up of the property just fit our situation well. 

So, there's more than one way to create more cash flow than refinancing:-). 

To determine if an apartment building is a good deal, look at the property's cash flow, cap rate, and potential for rent increases.

How do you start finding motivated sellers and cash investors in New York if you aren't allowed to cold call anymore?

Are you primarily looking for cash-flowing properties, distressed deals, or value-add opportunities?

A cash-flowing, large lot, alley loaded duplex that needed a new roof, painted and new floors.

I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

BUT the point is...do you think you or the agent will sell it for the highest price and provide higher net proceeds to your family member? 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

I have enough liquid money for the down payment for the hard money lender, but that'll leave me with zero cash for closing costs, realtor fees, etc.