What I usually see is that they start with the average $/sq.ft of the sales price in the area.

If you are looking to do real estate sales as well you may want to find a brokerage that hires for both at the same time, and check their credibility.  

, status of major building components (roof, HVAC, structural, electrical, plumbing), accounts receivable aging (are all tenants paying or is the $20,500 schedule rent?)

A few things to know:- The seller will pay the seller's agent whatever they have negotiated.

Quick question on those who have done seller financing:- Buying a 0.3 acre downtown fort lauderdale multi family, negotiated an around 1M price w lot of development rights, double lot. seller got it way back early 90s for pennies- got good credit 800+, w2 job etc put 40% down and mortgage bank offered 6.62% 30yr fixed (CF negative as this would make current rent roll not too much compared to the PITI)- property is in ok condition, needs 20-30k repairs which seller OKd, and all 3 tenants are month to month, pay bit under market but also ok- seller would like to do seller financing, interest only at 5.75%, 30yr amortization at 7yr balloon (CF would be positive) - id be paying some principal as well, just to grow some equity- buying this deal for the future development of the area (las olas, kushner broward crossing) so not really worried even if we overpay for it now, but never done creative finance as i always relied on a strong W2 job to get good loans but obv im used to 3% 30yr rates from covid times not this 6+ environment..Goal is to hold the property 3-5yrs, and then actually develop it or sell half the land / refinance, pull out HELOC if it appreciates.Questions:1) What does he know that i dont? 

Flips have done good not great, Air Bnbs are going good not great, and rentals all were brrrr'd perfectly but like most cash flow just enough to pay the bills and cover expenses.

Quote from @Donyea Jenkins: If an employee told me he wanted to be a 1099 and have his wages sent to his church and they were going to take care of his needs, would the employee still have to pay takes on his wages?

I've been toying with the idea of adding an ISA to my sales business.

If your paying cash to buy and rehab then refinancing I get that.. but your still paying for two closing costs.

As for financing, the governments can plan and design, sell bonds against the proceeds to come from the sale of property for condos and apartments, and pay current owners  from that.