How much below market are current rents?

And most likely, upward mobility because any good "GM" is also ambitious. 

They sell a 4 unit for close to 1 million dollars close to Jacksonville. they want 250k or 300k down. there's no upside. you can google the properties on biggerpockets and there isn't a lot of satisfaction. it's a slow return and get rich slow strategy. our focus is always as a builder to add maximum value, lower cost as low as possible, build and rent and build and sell the same product and raise prices to help investors out. we have a large market share and large purchasing power in our market in columbus ohio. the one strategy I never liked about turnkey new build brokerage companies like them and build2rent or others is they don't really build close to urban centers and most are single family homes. the numbers don't work on single family homes. if single family was the way to go more companies would be doing it. but by far the most common type of new construction built is three story walk up apartments.

I don't currently have any investment properties, but will likely work with a turn-key property managment in the Memphis/Little Rock area.My goal is to build a good cash-flow portfolio to ease into retirement. 

You don't have to answer that, nor can you because it's subjective, but the point I'm trying to make is that they may not view it as a great deal as it currently exists.

The house is a 4-Plex in Webster, MA, with the largest apartment on ground level that is currently occupied by her parents.2. (1) Apartment is currently rented without a lease.3.

Quote from @Steve Wortman: Currently the owner operator of a motel.

Have you used the income approach for the current rents and the projected rents? 

Sub to us a bigger deal than most people realize.

Quote from @William Dorrough: I currently either purchase and value add large scale multifamily properties or develop, and build ground up my issue with scaling is we have done this without brining in investors i have a great deal flow with a good track record im really looking to do more i have the capacity but have the need for more capital in one way or another  Scaling without investors can be tough, especially in multifamily.