Most sellers aren't sophisticated enough to understand overly complex formulas or EBITDA analysis.  

The ARV's are usually based on retail sales not sales of rental properties.. that's why anyone buying a rental in any mid west rental market no matter what they pay for it basically will not realize phantom paper equity unless your a highly sophisticated marketing machine that can sell out of state

Elderly investors should have some test for sophistication and/or limits on investing (10% of wealth?).

So many 'sophisticated' methods of investing get folks' rears in cracks I probably got carried away.  

Better than Vegas or Indian Casino odds, plus you can talk about it!

@Russell Brazil What are your thoughts on the casino being built do you think the area is already bought out or do you think there might be an opportunity with all those employees to find rental units when it comes online?

I eliminate all corporate owners as they will be more sophisticated than I want to deal with.

In that order...Therefore, pricing out the exit is imperative for me on any hold time-frame as a matter of funding a deal. no exit = no IRR underwriting, which my guys want and are too sophisticated to invest without.Now - obviously you can't base the exit on today's NOI nor Cap Rate.

They may go about 10% below the value, but at this point the mortgage companies are pretty sophisticated in their short sale practices. 

I suggest you learn the business first (which a license will NOT prepare you to do) before tackling more sophisticated principals.I will be selling one of my probate properties, which happens to be in RC, in several months however my agent gas been selected as he is an expert in selling properties requiring court confirmation.The best ROI you'll ever get is from continuing your education.