If there is at least 20% of an equity cushion, I think you're safe using the methods described above to determine an appropriate sales price.

The number of issues is so large I can't concisely describe them all now, but to summarize, Latchel is exceedingly slow to respond to all maintenance requests, including emergencies, and basically fails to communicate any information regarding the status of repairs.

IMHO, the main issue with what you described is that the disposition of the DST property, may not coincide with your next upleg acquisition.

Flooring Installation: Describe the type of flooring for each room (hardwood, tile, carpet, etc.). 

If they say you don't need any, I would ask them why (and give a quick call to building department, describing your scope of work and see if you get same answer).

During on such session, the presenter (a sponsor) spent the hour describing all the trials and tribulations of being a sponsor. 

What your describing is organic lead gen. 

If I decide to continue with SFRs, and not syndications, I think I need to look more closely at the approach #3 that you describe.

I've got a few contacts in the area who've been keen on investment opportunities like the one you're describing—buying all cash, rehabbing, refinancing, and wrapping.

The sums (damages) you describe are well beyond small claims.