The only justification for this would be if the realtor is unresponsive.

The Complete Guide to Buying and Selling Apartment Buildings, Second Edition While focused on Apartments Steve lays out the justification for forced appreciation in any commercial real estate class.2.  

The entire justification for a wholesale fee is that youve brought to the investor a property that they otherwise would not have known about.

Your responses with the justification don’t really make it any better.  

I send out written notification as required by the regulations and never provide any reason, excuse or justification, It is not required or necessary.

Wondering how you did it or just if you had success with a VA or could point me a third party that does it?

Only justification I see for the gradual increase is if it is required by rent control laws.

Yes, you may take a loss if you sell now considering agent's fees and so on...but it sounds like you're almost guaranteed to lose $24,000 in the next year just if you keep it (not counting how the value of the property may go up....or down!). 

Second, it's not just if he falls.

If you have very high confidence in all your numbers and good justification for that confidence, then it looks like a decent first deal.