@Eric Smith all things being equal, you do have a valid point.

Equally as good as MLS.

Also so often many focus on increasing income but the inverse of decreasing expenses is equal if not more powerful because it often doesn't have more cost to your residents. 

What also makes me pause is, even though this is a small rural town, there is another seller trying to unload an 11 unit complex, who sounds equally as motivated.

Remember, labor costs are often equal to, or more than, material costs in a rehab.

  $10,000 NOI sold for $100,000 equals a 10% cap rate.$10,000 NOI sold for $200,000 equals a 5% cap rate. 

Roof's are based off of squares, 1 square equals 100 sqft.  

If the seller takes a mortgage from the buyer, the seller calculates the gain as if he/she receives all the money when the sale takes place, then the seller picks up a percentage of the total gain, each year equal to the cash received each year, divided by the total sales price.  

Vital .

@JohnVo All wholesalers are not created equally.