I've seen other appraisals where a short sale was used as a comp, and it was indicated that it was a short sale, not an arms length transaction.  

My initial numbers indicate it is NOT a good deal for the existing use but with the value added building out the 2 other units it starts to look pretty good (negotiating point?).

I haven't done it yet but I think you can go get them at a physical office.... but I wanted to see if anyone has some info on what some of the indicators mean that I'm seeing.For example, on two of them it comes up with a Tax Status of exempt.

The home you live in is NOT an investment...it is however your biggest cost.This is a simple math problem.If you put money in a property and leave it there, it is a negative number = Your cashIf you get money out of a project, it is a positive number = your profit or cash flowIf someone else puts the money in a project, it doesn't count as positive or negative = leveraged funds...unless, you have to pay for those funds = loan interest.However, if someone else pays for those "interest costs", they don't count as positive or negative = Cash flowJust apply all the cash moving in and out of your deal(s) to one of the above definitions, add (or subtract) all the numbers as indicated above, and you will see either a total that is positive...or negative.If it's positive, you are making money.  

the form indicates that the Broker will be using a Transaction Coordinator to  . 

She refuses to let us enter the property to show it to prospective tenants and our attorney has indicated that we need to let the eviction run it's course and back off.  

Were the late payments far enough in the past that they indicated a temporary problem that is now resolved, or are they recent and indicate a deteriorating financial condition?

In general, a lower cap rate indicates there is less risk associated with the investment (due to increased demand) and a higher cap rates can be associated with higher risk alternatives."

Hagerstown you might.Keep in mind though that a 10% cap rate in today's environment is likely indicative of a high risk property.

For example, the time of year can be a factor, especially when you couple that with weather in the market. 45-60 days does sound high to me, but could be an indicator that either there aren't a lot of renters in that area or there is an over supply of rental properties for prospective tenants to choose from.