The investment values and future total returns possible are reflected in todays aquisition cost. 

The seller prices reflect the additions, but I am worried what will happen during the appraisal process.

But from a sales perspective you may be better emphasizing the ADR because that number is higher it would reflect the loss revenue by not renting the room out.

Now, if you are taking a turnkey providers proforma cash flow number as your $250, after looking at dozens of them I am confident you need to reduce that number substantially to reflect the true long term cash flows of the property.  

YOU CAN....AND I BELIEVE IN YOU SO GO DO IT.....Hi Joe,Here are the 5 offers:_________________________________________13609 Oak Park Blvd$37,100 CashTrust Name: 136XX09 XXXXXXXXX Trust __________________________________________11809 Darlington Ave$20,100 - CashNOTE ON CONTRACT: (i forgot where on contract Dennis noted this) ----- Buyer not asking for repairs however is noting offer reflects need for new roof, carpet and missing hot water heater.

At one point we had no idea just how many people were living there and when they finally moved out the condition of the house reflected this.Think long and hard about this before you do this. 

Do our prices reflect what other retail homes are selling for on the MLS? 

Compared to last year petitions are up 59.6% so far and deeds are only up 18.1%.As I said a year to foreclose is actually pretty fast here so NONE of the increases in petitions are reflected in the increase in deeds so far.  

The city knows about the 2nd house as it's reflected in the tax record.

If it was sold at auction, shouldn't the transfer of ownership be reflected at the Registry of Deeds anyway?