Then they 'circled back' and are now saying they may be able to use the appraisal but need the appraiser to give them a price on what the house will go for once the reno is done.

Prices vary a lot from firm to firm, and you can never compare it apples-to-apples.

Kwanza Most charge either a gross price or smaller rate + they keep the cleaning fee.

Let's break it down with precision:The "Pain" (At First Glance):Your $2.8M sale splits out as:Building (§1250): $2.3MPersonal Property (§1245): $500KOriginal Basis Allocation:Building: $1.6M (depreciated over 27.5 years)Personal Property: $400K (fully depreciated)Building Depreciation:Annual: $1.6M ÷ 27.5 = $58,182Total over 10 years: $581,820Gain Breakdown:Building (§1250):Sale Price: $2,300,000Original Basis: $1,600,000Less Depreciation: ($581,820)Adjusted Basis: $1,018,180Total Gain: $1,281,820Unrecaptured §1250: $581,820 (25% max rate)Capital Gain: $700,000 (20% max rate)Personal Property (§1245):Sale Price: $500,000Adjusted Basis: $0Ordinary Income: $500,000The Strategic Play:Remember those suspended passive losses you couldn't use?

Is the normal practice in wholesaling to analyze a deal -> find a buyer -> then offer the price to the seller and form agreement?

I could tell by the list price and look of the property whether it was going to go pending, or languish. 

Credit score- the higher the best. 760-780+ generally gets best pricing for investment property loans with most lenders.

It's about 20 miles away in an entirely different sub-market.Great price range though. 

I do try and tweak pricing just so it sees that there is active updates on the listing sites.

Campus housing has been under tremendous headwinds for the last 4 years.These properties were sold with extremely aggressively optimistic projections, as well as a price that represented a significant premium to fair market value.So sorry to hear about your investment.