Mostly he's interjecting opinion about an industry he doesn't know intimately. 

I would recommend using a calculator to evaluate future rates and determine at what point in time/rate would you cash-flow at a comfortable level (after capex, repairs, vacancy, pm, etc). 

Since our 2022 taxes were due in October 2023 (CA extended due date), we knew that we wouldn’t find another CPA to do our taxes in time, so we allowed Brad Doran and Alan Kirkham to match us with another ‘WealthAbility CPA’ to complete our tax prep and filing, while they worked on coordinating a refund for us… a refund that was promised to us repeatedly, but still has yet to come to fruition.Alan Kirkham is WealthAbility’s client success manager who is amazing at lying about doing things he has no intention of doing like providing a refund.

There are many businesses that involve happy and or pleasant interactions with customers.

Would you hire a PM if you could go back in time?   

.* In the absence of similar comps - go back in time to find any similar comps, no matter how long ago and adjust for market trend differences (appreciation, etc), as well as other adjustments as typical (size, bed/bath, condition/quality, location, etc).* Go to nearby market areas/neighborhoods and find reasonably similar duplex sales and adjust for market area/neighborhood differences as required - along with the other adjustments.* Find reasonable 3 or 4 unit (not more than 4, and they can use sfr's, but those are typically not as good for comparison.

If it comes back in time, great.

What did it cost you in time and money to find those deals?

Pleasant Hill may be a subdivision worth looking into.

In times such as this with high interest rates, or to have a competative offer, you might offer all cash at a lower price with a short closing time frame to a seller in order to get a good deal.