no kidding this is standard Guru tactics.. no way to verify this and now the OP is all gunho.. but hey give it a try its only money.I have been going to a few of my local REIA meetings and about once a month they bring in a guest who is presenting then pitches their program you can buy..

For that reason, we will assume a smaller 4.5% for the annual appreciation of real estate in Colorado Springs.To calculate the total appreciation value at the end of five years, we use the formula:Future Value = Present Value × (1+Appreciation Rate)^nFor a property with a purchase price of $450,000 and an annual appreciation rate of 4.5%, the value after 5 years can be calculated as follows:Future Value = 450,000 × (1+0.045)^5 = 560,781.8719560,781.87 – 450,000 = 110,781.87.

How would you present this to him in an understanding/resolving way?

I also relied heavily on the appraisal report as a 3rd party verification that all information was accurately presented to me. 

The house is worth $180,000 in it's present condition. 

This always looks good to a prospective seller.I would caution you however that the present time isn’t the greatest time to be trying to buy a house.

I would, however, advise that you have your PM reach out to the tenant with whatever options you want to present.

One of the things we ermphasize with realtors when we teach our CI classes for realtor boards is that understanding how the 1031 benefits the investor will give you an incredible leg up when you are doing listing presentations. 

I highly recommend involving an attorney, but also working with an experienced investor with partnership experience to hash out details that an attorney may not think about.It would also help if you can build very short presentations to show wanna-be partners your experience, your current results, projected returns on an investment, etc.

Then, project future cash flows, including the impact of increased depreciation expenses, and discount them to their present value using an appropriate discount rate.