If I was the buyer's broker, I would have checked myself to protect my client.If they had, then they would have found out it was not a three family.Its a valid point.In NM, our zoning / city doesn't post # of units publicly, only high density residential or low density. 

Great weather and very low crime rate.I am humbly looking for seasoned syndicators and sponsors to  advice or team up with me on this new venture.

Since you’re still figuring out where to invest, look for areas with strong rental demand, good schools, low crime, and potential for future growth.

Honestly, I think you're estimated expenses are a bit low.

This seems unrealistically low for a 40 unit property.

DSCR loans are not that low and regular hard money loans will be in the double digits.

Investors & overall market feasted on low rates, you got your stuff together during that time and now are seeing how cycles play out.

I have lumber liquidators, home Depot, Lowe's, and who knows what else near me (central CT).

Avoid leading with a low offer or mentioning how long it’s been listed.

Keeping it friendly and low intensity is more likely to be successful.I recently offered to completely replace my neighbor's fence next to my rental and they said "No".