With the 2 and 3-flats, you're at the mercy of comps, which is pretty much pure speculation.

That is speculation, but I believe the law will tend towards allowing that kind of outcome in future years.What do you guys think? 

This is mere speculation but based on the information you made available I am guessing some of these contracts were not obtained at great numbers which is likely playing into why your deals aren't moving.

Though I don't actually plug that into my spreadsheets, since it's a bit speculative.

The thing is prices have increased and I don't know how much is left in the tank short term, besides the fact that capital gains are speculative in nature, like everywhere else.

The Role of the Federal Reserve and Future Rate CutsThe Federal Reserve’s decision to leave interest rates unchanged at its July meeting has further fueled speculation about a potential rate cut in September.

From what I am understanding the tenants are ALL caught up but have been late and you are speculating on what your phone call will be, and speculating about evicting.

3 for now I have many contractors and PM in place, happy to help  Hi Bob, thanks for the reply the property management company is the one I have been struggling with finding  the most so would be super helpful if you had any strong recommendations I could vet You need contractors as well TRUST me the ones you have spoken with and think they are what you need, 99.9999% of the time just kiss your money goodby, I am not speculating. 

There is No rents to see if it will support itself after the refinance, so its tough to speculate on ROI/cash flow on a long term investment.

No use speculating until you know the actual requirements.