Currently, I am having a hard time finding comps so I can assess a possible ARV or even where I need to be in my offer.

Exterior Only - Appraiser assesses just the exterior of the property 3.

If someone is doing estate planning and likely will pass away before then that not that big of a deal to some as they just want a yearly return to live on and not worry about the payment increases.It's all situational which is why I have to have one on one phone calls with my NNN clients to assess their needs versus what is the realities of the market and see if what they are looking for is possible or not.   

I sat on it until they asked, assessed their history, and then made the decision.

TI...aka Tenant Improvements...your future tenant may want to negotiate different terms for the move in, like a few months discounted rent(this could be on top of the above mentioned vacancy) while they build out the place, or some concession for the Tenant Improvements, if you  have an empty shell it could require extensive work to make it business ready for different types of business, think needing to add bathrooms for a gym(dozens of showers and toilets, lockers, etc) or adding a fully equipped commercial kitchen(walk in freezers, special fire suppression, a few extra sinks or drains) With apartments, I rarely have to do extensive build outs or concessions for tenants, even if I have full on renovation, it is almost always replace the old with same but new, ie tear out old kitchen put new kitchen in same place, same plumbing, just new cabinets, and flooring(if you are at all handy, you can do most of it yourself, or be able to estimate accuracy of bids easily).

Special assessments suck too.

There seems to be a dozen or so top recommended CRMs.

What is your home's value currently assessed at?

This property DOES NOT CASH FLOW with the Assessed Tax Value!!!

Property managers have dozens of investors that they already work with, and maybe they can connect you with somebody who is looking to buy.