I think you will find the value is much better when you can find a local expert.

lol @Richard C. actually I did have enough info, I was at the deed sale and watched @Theresa Nicoletto buy the houses (hope they turn out to be as good of deals as they looked to be) and I have spoken with several lawyers (that buy real estate themselves) in town about the process so I do have a bit of info but do not claim to be an expert in the field.  

However as we have discussed you're not here and having an expert come in tell you exactly how much it will be to bring it ip to code is just not feasible.

I'm really thinking local (Sacramento, Placer), and really becoming an expert on my neighborhood. 

They are the most often quoted expert in every field, however they are probably the least knowledgeable in every field they are referred to as the expert. 

After two HVAC companies serviced the two furnaces in the duplex I own in the course of the last 12 months, the third one discovered that both furnaces have multiple cracks in the exhaust systems. Here is my question:...

2 mailings is not much - I always seem to hear 6 touches minimum from the marketing experts. 

One day a good one will come across your desk, you'll know it because you're an expert now and you'll buy it.

Talk to a 1031 exchange expert in your area.Good luck!

My expectations of a realtor are to be reasonably available, give me expert and professional advice on offers, properties and negotiations, BUT, submit any offer I come up with, even when we disagree.