It worked like a charm. 

Second times the charm!

In residential or commercial it's got to do with cash or termsIf it's all-cash I never pay more than 80% of appraised value, because generally cost 10% to sell and I only have 10% equityIf it's charms I'll even consider being more than appraised value for the payment will be well under rent to the seller so that I can maximize my cash flowIt's almost like a mass release concert where the payment to going to the seller is a lot less then  pleated rentIn fact many sellers will take a note with no payments or interest only payments to be able to get full value

i use encompass insurance that has great rates. the agent is a moron, he can't put a sentence together in an email. he never uses any punctuation for crying out loud...but i digress.. i tried to switch and the 4-5 companies i called (not rob's) told me "forget it. i can't compete with Encompass". and the replacement values are insanely high. most of them are worth around 100 and the replacement value is at around 190k-210k. they would not lower them either.the bad thing is that they insure up to 4. i have to have Great lakes for the others.

I'm dealing with my personal nightmare: A charming 2 bedroom/2 bath home, a nightmare 1st tenant, and a property manager I never should have hired.

Hmm, I've always gotten within 3-10K of what the appraised value is this way... always has worked for me like a charm here in Southern CA, and every time my value was less than the appraisers because they only take 3-5 comps, and you do never know which ones they'll take; but here in LA area, if you took all the comps you'd have 100s of them at times depending on how dense the area is.

One of my favorite books is The Charm School, by Nelson Demille.

The seller and I finally agreed on dates that are suitable for both parties and had the attorney rewrite and extension for all things encompassing. 

Of course, there's also options in SoMa (Howard & 1st), but those would be high-rises instead of SFH and small multi-units with charm.

Add tasteful shutters and This would really look good and have a classic charm to it