Of course, if you're in love with this SG location you can always offer less so it equates to a more attractive cap rate, especially if you're a cash buyer.

As one might expect, there is a real tool here but it's more for niche problems than for widespread use.

If you want to be generating leads from a website, SEO will help with credibility and long term visibility, and an attractive website will also help with building credibility and trust too.

That being the next "big" city along the interstate but you are talking about smaller cities even further south than that.To attract more interest, a higher population and greater economic or job growth are necessary.

Because the Property Class dictates the Class of the tenant pool that the property will attract.

Negotiation LeverageThe long market time gives you leverage—consider making a lower offer with seller financing.Point out the high rehab costs to justify better terms.Offer flexibility (quick closing, interest on seller financing) to make it attractive to the seller.Final ThoughtsYour best bet might be to negotiate seller financing for acquisition and use a rehab loan or private lender for renovations.

This is especially crucial in urban environments where every inch counts.Enhancing Market AppealIncorporating elements that attract tenants—like natural light, flexible layouts, and sustainability features—can significantly increase a property's desirability.

Have we gotten to a point in this industry where a property is more attractive by short changing the true fundamentals and classifying the property an affordable housing opportunity? 

Cost of Construction: Since your dad has construction experience and labor connections, the cost of building an ADU would likely be lower than market rates, making it an attractive investment.

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