What would be a good offer to make?

I cannot comment on your BRRR strategy bc I'm not exactly sure what state offers properties in those price points but I'll talk about Boston:For your investment HELOC - have you tried commercial lenders?

@Theresa Harris nobody has made an offer to take it down for free.

Make your offer a little lower because of it.

A lot of the apartments near colleges that offer room by room rentals only offer a yearly rental.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

They deliver an envelope that has a notice we own the property, instructions on how to pay rent, how to request repairs and two lease offers. 

They are offering a syndication fund for section 8 housing paying 9% dividends and 60% annual profit sharing of cash flowing properties in the portfolio. 

To the degree, one is realistic, the probability of finding a replacement property increase.Say you want to sell a fourplex to trade into and buy via 1031 a 20 unit apartment building.And the market cap rate is 6% but you want to buy something that offers a 6.5% cap rate, you probably won’t be able to find it.

I would contact them and find out what's going on and see if they can offer any assistance.