You could also add cash to your exchange account to reduce the debt replacement if you wanted. 

Comps do not lie, if she pulled similar ones then that's what it is but if the agent did not take into account the bedroom and lot size that would change the value.

Anything that you can do for free and that is good and accounts for 25+ hours, I say go for it. 

Quote from @Account Closed: For someone rebuilding their real estate business and looking to transition into larger multifamily deals, what’s the most effective way to position yourself as a valuable partner in syndications—especially when capital is limited but market knowledge, deal-finding ability, and local expertise are strengths?

At that class of property, the delinquencies are not low and have to be properly accounted for.The reason I asked how long you have owned is that it takes a while to recognize the sustained expenses.Obvious is to get rid of the poor tenant. 

If you have not done so already ....Time to invest in kick *** accountant and lawyer.   

Then you need to bid fair market value, not appropriate the bid to take into account the STR revenue but more so LTR.

I took into account a likely cheaper labor rate but will say when we owned units in gulf shores that i was not encountering that low of a labor rate.  

One your loans will be a higher interest rate, next you will have annual filings, the cost of a registered agent every year, and items like that. 

Quote from @Jay Hinrichs: Oregon finally passed legislation to reel in unlicensed wholesaling its in this months publication from the state RE agency.Highlights:Goes into effect  July 1 2025Requires:On line application to become a licensed wholesaler  ( RE agents exempt from this of course they already have licenses)Name of company and individuals who will be performing these services.Each one needs a full criminal background check and approval prior to receiving the license.300.00 annual fee for the license.Written Disclosures in Bold 10 point.These must be given to Buyer and Sellers prior to entering into a wholesale contract and signed for.Also RE brokers assisting wholesalers need to give these to potential buyers and sellers.