A property that has been on the market for months, with no price reduction, isn't a property I want to compare to.

Tough pill to swallow.

It will be extended, we'll see a reduction in regulations that hamper small businesses, and we'll see new regulations that help small businesses.

There are several other issues (undisclosed maintenance markup fees, excessive charges to our account, significant reductions to agreed rent without communication, etc).

Every market is different, but paying cash doesnt necessitate a huge reduction in price - it might, or it might just make the offer more competitive than other bids that require financing. 

Most on-market deals will likely not fit your investment criteria unless you allocate a substantial downpayment, often at least 30%-35%, or negotiate a price reduction that fits your requirements.Furthermore, while this is not the case for all metro ATL markets, my team and I typically see that a solid portion of the small multifamily space is comprised/orientated in neighborhoods of other small multifamily properties.

Talk to your CPA to see if you would benefit.It is an easy to determine if you should get it done.Tax reduction from Cost Segregation Study > Cost of Cost Segregation study = get it doneTax reduction from cost segregation study < Cost of Cost Segregation Study = don't do it

Also I understand the funds aren't available for the improvements so that is another obstacle that has me leaning towards price reductions to move on as soon as possible.The exit of lower tier SFH's is something very few investors care to consider when making their investments but deserves far more consideration. 

Work in a balance reduction if you pay it off early?

If they can't agree to your reduction, walk away.