I agree with you that it all depends on the competence of that PM & Realtor.

If it’s not selling - cut that price.Hook up with a REIA and see if any players in there can package your property with others to some foreign investors maybe?

If you're under that rate, you're competing on quality and convenience, not price. 

I honestly don't think that the PawSox did much economically for the city. the average ball player was not living within city limits.

Anyone know a good GC who could give me a bid and be willing and competent in performing the work? 

In fact they just competed the physical DD, lease audit and Financial Pro-forma on a 30 unit deal we are buying in southern IN last week.

My suggestion would be don't compete with them, there's far greater downside than upside. 

Hire a competent contractor.

I'm a bit overwhelmed already on my "to do" catch up list so I can be a more competent level of investor!

I have a strong foundation and have no problem putting in the time to find the information I need but would love to network with local players and hope to create lasting relationships with.