Since you're selling the business and real estate to a partner/friend you will have some flexibility in value determination. 

Here are the current tools I have begun looking into. 1.

I bought a Class A (nice Indy suburban home with excellent schools) in 2013 and it's appreciated (doubled in value from 2013 to 2021) and I'm positive cash flow because of my low interest rate, 3.875%.

Are you using any dynamic pricing tools?

Perform this research by using the rent comp tool on BiggerPockets as well as FB marketplace, Zillow, Craigslist, etc Also for those 15% of units that are “at market”.

The more you pay down the more you own the asset like buying stock in a company, BUT your property COULD go down in value!

And location makes a huge difference. in Markets that dont move much in value then door count can be critical but in markets where prices may have 2X to 3X over the last say 15 years door counts are not as critical to net worth .

Use online tools like Google Street View, neighborhood data sites, and even local Facebook groups to get a feel for the area.

Make sure to get plenty of toy construction tools so they can help you rehab properties when they get older!

It will also give you better pricing than any automated tool.