@Jeff Copeland, thank you for the in depth explanation, makes perfect sense and now I know the importance of the cap rate. 

So, don't take this the wrong way, but...You asked for feedback on why it is not selling.Many people made perfectly reasonable suggestions.And you basically offered an argument against each and every one.Why ask for feedback if you don't actually intend to listen to the feedback?

So the difference in value is not $450,000 as in your incorrect calculation just because one unit is not leased.Bob,This comment is perfect timing for me.  

I know what that car should be worth if perfect and adjust accordingly.

Your example is a perfect explanation, just because cashflow doubles doesn't mean the cash on cash doubles. 

There are a lot of different aspects you can bring to a partnership other than money. 15k might be the perfect amount of cash if you were able to contribute by being boots on the ground, meeting with contractors, property managers...As for going at it on your own, I don't know the price of things there but you probably could do some house hacking with that much cash.

Is it perfect, no, but it's also free and easy.

Would really like some option for bridging this final gap as right now, the only options I know of are: A - Wait and save.B - Find a cheaper place.Short of finding the perfect seller, I'm at a loss...

The lease term works out perfectly for my timeline, the payments and deposit will be made by the insurance company, and I will still do standard background and credit check on the tenants.

Sounds perfect to me, do it!