My average property goes up in value $25k per year, and my average rent goes up $100 a month every year.I end up making, with patience, more cash flow from far less units in my DC area properties with initial low yields than the Baltimore guys just 30 mins away are making on fat more units on their high yield stuff. 

Fat chance she didn't know.

The title company gathers and verifies all the important papers from the lender and county, and mails a fat packet to me.

That and a fat dep. sweetens the offer. 

My point is sandwich l/o are fraught with risk, you need to have a bank roll fat enough to cover evictions, they are just tenants until they buy, and enough time with the seller to get a new buyer if the term ends and they dont close.

One of the carry-over tenants was not paying rent, so we learned real fats how to deal with eviction process, small claims, changing locks, etc.

My answer would be a big fat YES!

I've heard a saying in my real estate learning, "Pigs get fat, hogs get slaughtered".

Sure, they're cash flowing for a few years and feeling like geniuses (I did the same), but then those big expenses creep in and after 7-10 years, and the next thing they know they're staring a nice big fat rehab bill that eats up all that cash flow from the previous years. 

If it were my listing, I would be taking the advice from above and making other changes to the home and listing in addition to a fat price drop ($10k is not fat enough to get buyers excited again).