Meetings are currently set up for the 1st and 3rd Thursdays of the Month, figure a consistent schedule will help build this group up.  

My company manages several properties in Boise, we are hands on communicate clearly and consistently with both tenants and owners.

This price range consists of homes in low income areas if this price includes rehab.

What I keep finding out is that my target price is always at least 20% below seller's asking price.Here are my rules/metrics:total economic loss after property is stable is 12% (15% in lower quality areas)incremental rent growth after the property is stable is 2%expenses grow by 2%/yearproperty tax is 90% of the purchase price multiplied by a local tax rate (usually doubles tax from whatever seller pays)payroll $1000-1200/unit regardless of the property size (brokers claim that 30-units don't need payroll but I don't believe them :-) )reserves of $300/unit counted in expensesexit cap rate is 100 basis points higher than current cap rate (e.g. exit at 8% if current cap rate is 7%)cash-on-cash ROI 10%+ starting in the second year; first year may be lower if this is a value-add5 years total ROI (assuming sale) is at least 100%IRR 15%+ over 5 years (al ROIs are net to investors after 20% sponsor override)I can adjust may metrics to some degree but in order for me to get to the seller's acceptable price I have to adjust most or all of them to unsustainable levels.So, what should I do other than keep underwriting and waiting until the market turns down and all of a sudden my numbers would make sense for a seller?

Multiply the two.Utilities-Totally variable, depends on the type of utilities to each property, the size of the property, and the degree of insulation. 

Stay consistent Priscilla S. 

The only hesitation I have with this deal is that I THINK it could sell for 580k based on comps but this area is not consistent.

This allows consistent positive cash flow for them.Others stay out of their lives and only communicate with them if there are any problems with the unit, quality/product services, and/or negotiating lease agreements.  

This is in the Terre Haute, IN area, and would consist of general work across the board.

I educate myself consistently.