Or is this the guy selling geiger counters and selling AK 47s with 999 rounds of ammo?

Even if the 2% rule is low for value, there is no way that any investor would pay more than 1% of the rent which would put the value at $70k, and most investors cap it at 1.5% ich would value this property at $46,700 (rounded up).Also, you expect to make $10k in a wholesale fee for a property value of (in my estimation) under $50k?

(I'll bring some Round Rock Donuts!)

@Chris Heeren I seriously doubt that you will be able to evict them for lots of visitors and the smell of pot in the common area (unless perhaps you're in Round Rock, Texas).

The wolf disguised as one of the sheep should be caught in the next round of tenant screening if the next landlords are checking references and credit.

Purchase price: $30,000,000 Cash invested: $18,000,000 We are working on a project in Oklahoma City with the following incentives:Opportunity Zone, Empowerment Zone Area Round III OKC, Tax Increment Finance (TIF), Core to Shore OKC, Urban Renewal, General Obligations Bonds, New Market Tax Credits, Historical Tax Credits, Community and Economic Development,Community Renewal InitiativeCommunity Development Block Grant ProgramsPartnerships for Sustainable Development CommunitiesNeighborhood Stabilization ProgramPlace-Based InitiativesQuality Jobs Act What made you interested in investing in this type of deal?

Has anyone heard of any foundation issues with the clay in the East Austin, Round Rock or Pfleugerville area?

They did 3 short rounds of funding: July 2020, Oct 2020, Dec 2020, then since March 2021 they opened the application permanently instead of closing it after a week like the other times and I've had tenants applying and getting funding ever since.

We then converted both to year round STR until the Great Recession (GR).  

If you're trying to predict the future with math you're going to have a bad time.As for the vacancy vs price, you have a pretty small range and most people will want a round number. $742 might be the most profitable on paper but you can't really charge that, tenants may stray away from that, or a large number of other unknowns.