Landlords mistakenly ASSUME all PMCs offer the exact same services and operate the exact same way, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services.This also leads them to ASSUME simpler is better when it comes to management contracts.

LLC "A" has a commercial property, no loan/debt, with a 15 year NNN left on it valued at 5-6 Million (recently a broker offered us this if we were interestd in selling).

Multiple offers situations are the rare exception, not the norm.

He also offers coaching where you joint venture on deals.

It's hard to say offer amount without knowing the rehab part since that could blow this out the water.  

Should I make an offer with the qualification that all furnishings, dishes, pots, and pans stay, except for "personal" effects?

@Johnny Lynum we did offer them an aggressive cash for keys amount to get them out as soon as possible.

Purchasing a “distressed” property and “repositioning” it requires significant capital for improvements, build outs, holding costs, maintenance.In looking for that “needle in a haystack” slam dunk great deal you’re competing with very knowledgable, greatly experienced investors with the cash to make no contingency offers and close in a few days.  

Freddie Mac only offers financing for single properties they do not offer 'Portfolio loans" meaning bundle them all into one loan.

Then offer the creditor a percentage of this amount as settlement in full.