A national auction house estimates $700k, and a local agent estimates $600k. 

@Mindy NicolRain is not an excuse imho unless it’s a national emergency.

Try contacting Unity National Bank.

The policy quotes I have received from two different brokers, are for insurers which do not have national name recognition (e.g., Cabrillo Coastal, Southern Oak, Cypress Property & Casualty Insurance).

I promptly had my attorney write the Division of Corporate securities and file a complaint and let them know I had nothing to do with this. 

Minor tweaks to the assumptions can cause wild variations in the calculated returns.The proforma is NOT God.If one steps backs and considers the notion any of us have a solid accurate idea what the world national local economy or interest rates or the real estate market in general will be like in 5 to 10 to 15 years are a heck of a lot smarter than I. 

Are they foreign nationals on a work visa?

The official source I was able to use is the National Association of Realtors site and it shows Multi-family market cap rate of 6.1% for 2024 Q1 (2023 Q4 was 5.7%).

And I know, I know, that's what you were doing here...but this is more of a national website. 

Your competing with big national lenders that are offering financing with low rates by buying the rate down.