Also the assessment office says the gross rent multiplier was wrong.

Step 1: Calculate your total loan amount by taking the ARV (average retail value or after repair value) of your subject property and multiplying it by the total LTV that the lender will allow. 

The seller is motivated and is looking for $190k, not even close to the norm 10x gross rent multiplier.

To calculate the B/S/H, you take the $140,000 ARV, and multiplied it by 15% which equals $21,000 [$140,000 x .15 = $21,000].You decided that your profit should be $10,000 as the Assignment Fee for a wholesale.The Investor Buyer’s profit is calculated by multiplying the Rehab costs by $1.25 to get $19,000 [$15,000 x $1.25 = $18,750].Now, plug all these figures into the MAO formula and you calculate that the most you can offer on this property is $75,000.

Hi Travis, when estimating value for units that are 4 or under using a Gross rent multiplier usually is done.

Leverage is a double-edged sword; it can greatly multiply your returns, but it can also really wreck you.

Usually with 4 or fewer units a GRM (gross rent multiplier is used) and not a cap rate.

From a financial stand point - You will need a rent roll, actual expenses for property taxes, insurance, utilities, property management, repairs, maintenance, landscaping, vacancy rate.Banks will typically look at Debt Service Coverage Ratio (DSCR) so make sure your DSCR is >1.5 (1.25 min)You will typically look at Cash-on-Cash Return, Cap Rates, Opex Ratio, Breakeven ratio, interest carry over ratio, gross rent multiplier so you will need the above actualsWhen was the house/apartment constructed?

That is a GRM, Gross Rent Multiplier. 

Hoquiam is at the receiving end of a large river mouth funnel that will multiply the tsunami height by at least several factors and the flat land behind it won't slow it down for many miles.