Should I price the land 2 times above market value and offer a low interest rateORPrice the land at current market and use a very high rate?

I would protect myself and cut my losses so I was not looking over my shoulder or getting high blood pressure every time I heard a knock on the door (hoping it is not the FBI showing up to ask you some questions). 

The barrier to entry seems high, and the price-to-rent ratio isn't very favorable.

Demand is very high, both for rentals as well as for sale and this is probably not going to change.

I think your correct though folks have to adjust to the new normal and the interest rates they are not coming down like folks hoped for I think we are in for a run of years were rates will be more like the 2000s  6 to 7% and Owner occ in the 5s with Maybe some high 4s. but by the time folks wait for that prices will rise in the better markets.

I’ve seen Windsor hills and it looks nice, hoa seems high though.

I was recently sent details about a 20-unit apartment complex that I’m interested in, but the seller's asking price doesn’t align with the numbers I’ve run.

I have a template that I provide and they can either complete the template or just give me their documents and I'll complete the template before prepping the taxes.Self Managed, High Volume, Very Organized - these folks keep up on their activity. 

It should be pretty accurate - high level data sites are not always going to be perfect, but should always be directionally correct and AirDNA has a pretty strong track record. 

The credit back helps set me apart from other landlords in the area.