Let's assume for a minute that there are comps, that makes valuing easier, use those taking a significant discount to account for your buyer having to get rid of a bunch of poorly trained tenants.If it's rent based that will be more difficult. it might be worth 100K performing but someone has to get it there so they rightfully are going to need to be compensated for that effort.One thing that may sweeten the deal for a buyer to be willing to pay a little more, is see if he would offer owner financing.

The empty lot next to the property sweetens that more, I think.

You want to sweeten his pie some pay his 90% and your 10% cash 8-10% interest when you refinance.

You could sweeten the deal by offering to let the out of state builder stay in a spare a room in your home.   

How do you sweeten this pot then as you aren't obligated to buy it?

@Alan Sweeten send me a PM I do have a guy that I would recommend.

They will also throw in 10 years of tax credits to sweeten up the deal.The only way I can think of building this building is through a modular home.

Or am I relegated to creative financing if I want to sweeten my cash on cash return? 

Not saying number 3 is a deal killer, but it can sweeten the pot.

You can sweeten the deal and offer them more money or release money per dium ( they have ongoing bills that must be paid ) and hope they extend2.