It also sounds like your goals (multifamily) don't align with holding on to that property.Also, you don't need 32 units for professional property management - 1 unit is sufficient.

So too small sink base is off center by at least 20inches & corner cabinets could not be aligned.

@Stephen Johnson - A couple things... after repair value - where does that align with the area? 

Aligning incentives is definitely a good starting point.

Part of the decision is not just “do the numbers make sense” but whether this deal aligns with your goals and investing model.

Ask questions you know the answer too, the agent should reply in a way that aligns with your thoughts (with out you telling them).

There are other questions of course but these will get you on the right track to make a decision that best aligns with your personal goals.ps.If you personal message me your address I would be happy to send you comps on your address.

Your thoughts align with what I've read and heard from other folks as well.I found a local Bay Area REI group here on BP by searching for events in my area.They meet every 1st Wednesday of the month at a downtown SF hotel.

If our schedules align, I’d be happy to get together to talk business. 

I would look for a day job that aligns with the industry.