I am assuming you ran this analysis with $2100 being the gross rent from both units. 

The numbers seem solid, even if I sold everything and didn't develop there is 60k gross, enough to pay hard money and move on.

Cara, what will be your combined gross rental income?

@Arthur C.From a financial perspective you are prolly worse off with the $412,000 offer if you are using a real estate agent.The real estate agent will take 6%(whatever % you agreed to) off $412,000 instead of $400,000.6% of $12,000 is $720There may also be other costs associated with selling it at a higher gross cost(each county is different).I can understand why the seller would want to buy it for $412,000 with the $12,000 seller credit.

They charge me a flat 6% of the gross collected rent with no additional fees such as what you've listed in your post; with the exception that I reimburse them for advertising when there's a vacancy.

Probably the biggest red flag is that even with improved rents I'm only seeing a gross noi of 5.4% on asset value and after allowances, expenses, and costs to upgrade it's probably well south of that.I like your thinking. 

This is a gross generalization of course, since there are plenty of people who rent and don’t have any kids.

Oh yea by killing I mean making over a seven figure gross by the end of the year.

Purchase price and purchase year, estimate of current market price, gross rent, last 2-3 years of rent increase, NOI, and levered FCF after P&I.

In general, the commercial use should not exceed 30% of total gross living area of the property.