Brick v.s siding and covered v.s no converted parking also make a large difference and are items that have to be adjusted for. 

If they are not changing their personal lifestyles to adjust to this, not communicating, doing new deals leaving old ones to wither then you know what your dealing with the goal ( human nature i guess) is to keep lifestyle intact at all costs.

That’s not a risk adjusted return close to what it was.)

Listing it “as is” with a $25k rehab concession can attract these buyers.Consider these options:List on investor-focused platforms like Roofstock or BiggerPockets or Facebook Marketplaces, where you’ll find buyers who appreciate tenant-occupied properties.Network with local investors or REI groups in your area to find someone looking for a turnkey rental with upside potential.Hire a real estate agent experienced in selling tenant-occupied properties, but adjust your pricing to cover commissions if needed.Make sure to highlight the stable tenants and ADU potential—those could be big selling points!

Compare that to the seller's staffing matrix and make adjustments as needed. 

Constantly manage bookkeeping and cash flow to make sure you stay on budget and/or make adjustments when (not if) things come up to stay on track.  

Run your comps and be prepared to adjust a suggested price based on condition, layout, and other factors.

., must share certain attributes (bedrooms, bathroom, etc.).T3: Compare property typeIn "The Book on Flipping Houses" by J Scott, it mentioned about adjusting the value of the comps to ensures that they resemble the subject property as closely as possible.

If money’s the issue (which is highly likely), you could offer to cover the advertising costs upfront, if possible,  and adjust their commission by that amount.

if you add one ADU, you will likely be comped against quads with maybe a slight adjustment for it not being a true quad.