Meaning Lowest Sale price to you.Unlike SFRs you can sell to a Home Buyer and there is an Emotional value attached.I convert all my Duplex to Single Family homes.My most recent project was this two family Flat (Two 4 bed 1 bath Units).Which I have converted to a 9 Bed 2 bath (converted the upstairs kitchen to another Bedroom).We are running this as a Department of corrections Boarding Home.

We also know a family selling a home soon after the recent death of a family member.

I just bought this property..... and PM found a tenant at $1000/mo within 2 weeks and the tenant just asked if it was ok to plant a flower bed.

I have life insurance with him as the beneficiary to cover the balance in the event of my death. 

I'm charging $200/week for every real bed in a house (4 beds in a house, $800; 6 beds in a house, $1200).Would you charge for the sofa beds in a house? 

It would probably be sold to investors or wholesalers for pennies on the dollar.Why not have enough death benefit to pay off all the mortgages, plus enough for the care and education of your family?

Also if this is a subject beat to death here, I apologize.

You have to choose specifics (sfr's, duplexes, tri-plexes, # of beds/baths, also absentee owners vs owner-occupied) properties. 

They generally have a good idea of what your gross income could be based on type of property, number of beds, location, pool, etc.

Landscaping is a good example - we eliminate flower beds, anything that needs regual maintenance, often remove some of the trees (think leaves), favor evergreens over seasonal plants, boxwoods and globular arbs are our favorite for along the front and mulch beds get replaced by stone.