Today the bidding wars are the anomaly and higher rates are the primary source of buyers’ woes.

I own several single family rental properties in this market and we really do not have any multifamily in my market that is not institutional so this deal was a complete anomaly.

If you hire the cheapest company, they hire the cheapest workers because their prices are so low they can't afford to hire better (I know anomalies exist, but don't lose the point in this general statement). 

I'm certain this is not an anomaly.

You want a "friend" discount early which is not in the seller's best interests unless there are difficulties with the sale or other anomalies that you are willing to take on, and even in that case, they could probably still do better on the market unless you are willing to pay up early so it doesn't hit the market.Too many people try to push the blame onto agents.

Most of the time foreclosures tend to be in tougher condition, but maybe you’ll find an anomaly.

I am ignoring declining areas or other anomalies, just trying to get a feel of the general market. 

Don’t let this one instance change your investing strategy...it may have been an anomaly. 

Last year was an anomaly and rates were artificially low.  

Their focus is on making a sale, with little concern for how you benefit.The appreciation you experienced these past two years is an anomaly that has happened around the country.