Not sure if this would still be available as PMA was an affiliate of Fox Chase Bank, which was purchased by Univest Bank recently, but seems like a good option to try for retail buyers. 

Also I really want to know if you bought at retail with already renovated units or did you go in and add value, a lot of the properties that I see 1 unit has been renovated and the other unit still needs some updating.

I have some work experience in commercial / retail construction management.Looking forward to your thoughts.

Since you've only owned these for what, 10 years, I'll guess that you have about 300k in recaptured depreciation that you'll pay 25% on (assuming you'll sell 2 or 3 a year) and about 3.3 million that you'll pay 15% in long term capital gains (assuming you have 400k in rehab expense to get them retail ready and the closing costs).4 million minus 400k in minor rehab and closing costs.Minus 75k in income taxes on recaptured depreciationMinus 500k in long term cap gains tax.That leaves you with 3 million dollars net. 

I sound cynical saying all this but here is what I am struggling with...These companies are finding below market value deals and putting rehab money into them to the point that when they sell I am paying close to retail?

Its not so much that you have to do it yourself, but Realtors are in the retail game, not the wholesale game.

I think the pricing pressure will continue until REO/retail sfr pricing starts to decline and yields are back up in that niche.

essentially you got a free cash flowing retail property!

It's a very user friendly website for your typical retail buyer.

Working with investors as an agent, even if not as lucrative as retail buyers, will help to educate me further on what to look for in local deals.