1) cannot qualify for traditional financing2) fears appraisal will come in low3) fears buyer will back out so reduces contingency optionsnote for cash purchase I expect a significant discount.  

So there is no discount or profit to be made. 

You simply get a discount on this purchase, equal to your tax rate.

The structure for this is a discounted sale, lease back, buy back.One of the partners is a qualified intermediary as well that understands the plumbing behind it to make it 1031 compliant.If you have any questions on that - feel free to give me a buzz.

Discount off asking is -0.3%.

Strategic Purchase: Acquired a discounted double lot below market value with a $17k impact fee credit.Custom Design: Built a 6-bed, 5-bath home tailored for co-living or multi-gen use, maximizing tenant appeal.Efficient Management: Managed construction, and self-managed operations to minimize costs.Premium Marketing: Furnished the property and used multiple platforms to attract quality tenants quickly, achieving full occupancy.What was the outcome?

Select accounting and bookkeeping firms have access to software like Quickbooks Online at a discount, and a few of them even pass those discounts along directly to the customer! 

You get a multi-unit discount.

I have a little hard time estimating a fair market value given these conditions as I don't know how much to discount the value of the house with these issues presented.

Read Gary Keller's The Millionaire Real Estate Investor for a deep dive on expenses.