The property I'm referring to has been meticulously maintained, no mortgage, owner was wealthy and recently passed away in his 80's and now the kids are in charge of selling and want to maximize the sales price on the MLS so it's not a one on one negotiation.It's a 16 unit with average rents at $400/month and market rate is $800-$895.Let's assume all cash purchase so mortgage payment isn't a factor and use 50% rule for simplicity:$400×16×12 = $76,800 gross rents50% rule NOI = $38,400At $1,000,000 asking price the cap rate would be 3.8%If you can easily increase rents to market at $850/unit:$850×16×12 = $163,200 gross rents50% rule NOI = $81,600At $1,000,000 asking price the cap rate would be 8.2%If comps are selling at a 7% cap rate the sales price of this property could sell anywhere between $548,571 using actual NOI and $1,165,714 using market rate NOI.Clearly you shouldn't pay $1,165,714 based on unrealized potential, but it's also clear that the sellers would not entertain $548,571.

  :)You might entertain a lease option as a back up plan... 

Cash buyers only, though hard money may entertain it.

A third option I am entertaining is that I move out of state and house hack but that would be longer term as I haven't decided where. 

I watch his videos on YouTube for entertainment and alternative prospective.

Then skip tracing them then hoping the owner can actually entertain your idea of buying their home.

Therefore, I've been trying to find a property that on the surface doesn't appear to have rental income potential but could be converted into a house hack feasibly. 203K FINANCING FOR BOTH -> At the moment, I'm entertaining either snagging a 1) SFH and building an DADU for STR/MTR or snagging a 2) Multi 2-4 unit that needs work and can have renovations done while residing in one unit.

The podcasts, tools, blogs and forums are informative and entertaining.

Move-in gifts (to help settle into a new home), Spring Time gifts (a colorful plant bowl), and Holiday gifts (food or entertainment) can nurture relationships.

Obviously a revamped health club, you could take down walls between the racquetball courts to have other uses; 20' tall rock climbing walls, pickleball, practice rooms for local clubs and teams, an adventure park or entertainment park.