no one knows.Follow the trends until proven otherwise. 

My perfect situation is to find a 3 family, but that's proven difficult with my budget.

Granted, I wasn't trying to buy a property, I was trying to sell property management, but a few quick thoughts on that: 1) hardly anyone answers their phone for a number they don't recognize, which you probably already know, so 2) when they do, have your message ready to deliver, fast and friendly -- "I reached out to you by letter to see if you're interested in selling your property at ______."

The way I see it is sort of like a business sending you an email on your birthday (automated), but still feels nice to be recognized!

Risk is reduced, so they've reduced their cost to recognize that reduction, but unfortunately, you want them to go deeper.

We don't have a proven system that has worked, and could serve as our foundation.The biggest thing we have agreed we needed is to implement a great system / model.

You are not selling anything if you are tenants in common and not partners so no you will not recognize a capital gain.  

It's easy to get excited about potential, patience is definitely key.I believe the property is bank owned, but getting ahold of that bank has proven to be more difficult than anticipated.

There is no way to be able to evaluate, appraise, analyze and recognize deals/investments without experience and knowledge gained through education and apprenticeship.  

Our JOB is to be able to recognize what part of the Real Estate Cycle we are in and learn that when the Market is or could be topping out, you need to Hold them or Fold them and wait for a better opportunity.