It is also possible that it is being purchased by people more efficient at rehabs (or willing to take smaller profit) than we are and I expect we are more efficient than many (I would be surprised if a newby could do a hands off rehab at the price we can).My view is that to obtain top bid, the property once it is placed up for auction should be unavailable to be brought current and removed from the auction. 

I have a lender who will do the refinance/consolidation on the fourplexes but not the Jumbo , and I have a couple of banks that will do that homestead Jumborefinance but not the fourplex refinance.What is the most efficient way to discover the lenders/mortgage broker who will provide me with the best terms?

The $900 unit is actually the larger 2nd floor apt that we connected to one of the vacant efficiency apts through an adjoining door.

Hello Joshua - Great, thank you it looks like Propstream has a good reputation for efficiency and accuracy...I think I'm going to go with it.I would love your input on my potential deal, your knowledge will be invaluable. 

And you still have a managing entity that can be used to efficiently manage the property as one entity even though there are multiple owners.

Here is the deal: 4 units in one building-2 efficiency apartments upstairs-2 one bedroom apartments downstairsCurrently she is renting the 2 upstairs for $450 including utilities and the 2 downstairs for $550.

What's the most effective/efficient method for advertising apartments?

Most copywriters can crank out high quality content much quicker than the average person, so you are paying for efficiency and effectiveness of the content you are receiving.

I found that the typical CPA doesn't understand how it works well enough to be efficient.

The fundamental value in David Green's book on long distance investing lies in the fact that not all markets are created equal for all purposes.You may do well to invest in Denver as efficiently as you can, and then plow some money into linear or hybrid markets throughout the country that gladly produce a near 1% Rent to Value ratio.