You can try owner financing which can produce some very generous deals.

Using your other numbers, running like a top with a 35% exp ratio, fully occupied, and valued using a generous 6 cap gives a $1.625M sale price.

And I’m being generous

At this point, we want to move out the tenant and providing generous move out package - one month hotel stay, one month rent back, hold fee for next apartment etc, but the tenant is not -cooperating and also blackmailing us based on situation.

Maybe I can find a generous meter and install it if it were my responsibility :=).What I am less certain is whether this varies from water utility to water utility. 

Realtor will tend to be a bit generous with their number but it doesn't mean they are trying to stack the price.

I know a family renting my house doesn't generally have a lot of extra money during the Christmas season and that gesture has seemed to go a long way.  

A few weeks in and I have no complaints: -seems that there is still plenty of support where I need it-literally zero fees (besides MLS and REALTOR fees)-very generous commission split until your reach your cap, similar to KW

Take note when you see generous incentives and price cuts.Perry

Lenders and any creditor knows about them and believe me they get in line first in order to recover their interests in the properties and the owners who get behind on their tax payments are given very generous terms to also recover their properties and losses.