This would depend on the appraiser giving value (as you're accustomed to), and additionally, a comparative rent schedule using short term rental comps in the area. 

Added additional unit and rehab current units to increase value.

If you can increase an additional $200-250/unit that might be something to consider.

He was an additional tenant to the lease and knew the current tenants, so after his application was approved he just simply moved in with out notice and or signing the lease. 

In addition, we had to Quiet Title (via courts) because TWO of the existing residents in this unfinished subdivision would not sign lien waivers they had against the former developer who left the road a mess - I tried to take the quick route, but they were stubborn and didn't trust me (I guess?) 

I recently reviewed a buyer's agreement which stated 3% on gross selling price, plus $695 flat fee in addition to percentage, for services provided. 

Additionally feel free to send me a DM once you identify a property and we can crunch some numbers. 

I also look at capital appreciation, tax savings, cash flow and cash flow appreciation.Where you invest, investment support structure for each property, and additional factors important to your individual decisions all make a difference as well. 

Specifically, I'm interested in understanding the discount buyers are typically looking for.

This will give you the ability to tap that equity later if needed to go purchase additional properties. 2.