If your mother-in-law passed, talk to a broker to get a letter of value from the date she passed.

And the values have nearly doubled. 

Yes property values are still appreciating but buyers look at the bottom line of how much is this property going to cost me on monthly basis and with rates in the high 6s the monthly payment is not attractive to a lot of buyers.

This allowed me to come up with a guess for rent as well as price to be sold.I then got pre approval from a bank, built a spreadsheet which let me estimate expected total return variance and likely value when varying interest rate, rent growth, appreciation.

If the loan is valued by the rents how do I calculate for the arv.Example6 Unit Property Cost - 850,000CURRENT RENT - 5,300ARV - ?

The key is buying properties significantly below market value, keeping costs low through self-management and maintenance skills, and taking a long-term view to build wealth through forced appreciation and equity capture over time.

It's currently valued at about $95-$100k.Should I sell the property & 1031 into another "nicer" multi-unit in a better neighborhood that will certainly cost more & likely not cashflow as well?

Now I'm left wondering whether it's best to lower the price to get the property off my hands asap or to make some costly improvements that will probably neutralize any increase in value.

He is local, also an investor and is an investor focused agent that can be of great value to you on your search!

Values dropped by 55% in my area (Phoenix) and there was no way I could sell these properties.