Also, when evaluating a value-add deal, what are the key factors you prioritize most? 

Modular, on the other hand, which I also deal with, you can do a mod and put it in the city limits but would cost as much or more as a stick built, more if you go with a two story.You're much better off going with an existing duplex

I would make sure your numbers are solid and that the deal would make sense and is lucrative for the investor. 

The original insurance package wanted 2M and later became a 1.2M deal, just giving you an idea of how wild the industry is. 

WelcomeI may have a deal in Abilene and looking for someone who is on the ground there as I cannot get a realtor to return a call.

Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc.

Downside is setting the “ sale” price such that the original investors get fair value and NewCo investors aren’t getting a bad deal.  

I mean, I could try to just memorize the math..The tool is called Cashflow Analyzer Pro with Deal Instant Analyzer from Asset AFC.

Sounds like either some of the information provided may have been exaggerated or changed, or possibly you could have been dealing with an identity theft situation as well.

Are you currently analyzing any specific deals or markets?