We are looking at a duplex in an up and coming area in SLC, UT that is near a great park, close to downtown, and starting to see a lot of restaurants and stores coming into the area.  

The tenant initiates a request, the PM gets quotes, and we are contacted.  

The seller isn't willing to match the appraisal so we are at a bit of a crossroad.  

I've also called agents and said "look we are prepared to offer more, what do you have on the table right now?".....

All other things you mentioned are very important as well as the market/sub-market we are in, demographics, vacancy rates, city/county governance, etc. 

We are also seeing an exodus from these areas into more affordable areas in CA or out of state.  

My goal is not so much to tow the car, but to give greater incentive to late tenants to pay their rent, I don't want to work my agents any harder than we are.. we are big believers in streamlining things and following the company process. 

We are not required to redeposit a dishonored check.

We are getting that itch to invest in another property and hope to do so within the next 6 months. 

It looks like we are going to go the HELOC route.