During that time I've often described the multifamily market as a traffic collision at a 4-way intersection where you had (lack of or negative) rent growth coming from one direction, and from the other directions: cap rates, expenses, and interest rates. 

Find the best asset you can and use higher effort strategies to fight like hell to break even or eek out a small return.

I sent you a direct message in response.

But 1) you're likely grandfathered in if they ever do, and 2) there are no talks or indications of changing directions on their stance. 3) long term rentals don't cashflow here, but our appreciation is super high.

They are a commodity, and owners are competing directly against hotels in this space, so rents are ultra low.

If you’re interested in investing in real estate, you can consider doing so with a Self-Directed IRA to defer taxes on capital gains until you actually withdraw the funds from your IRA.

These accountants believe that purchasing from a related party is fine as long as it is an arms- length documented market-consistent transaction.   

Sounds like strategy call would make most sense to see what your goals are with REI and being an agent to determine if the organization I represent aligns with the direction you are looking to go. 

I expect I will make mistakes in this deal so it is a nice small one which will keep my mistakes small as well!

As a few have mentioned, the best way would be to call the listing agents directly, but depending on how much time you want to dedicate, setting and going on multiple appointments with different people could prove to be time-consuming.