Thanks @Ben HowardHere are some quick insights (lists) about the Sacramento County MFR 2-4 market:16,044 properties designated MFR 2-45,056 owners live outside Sacto County4,476 owners live outside of California884 were sold/purchased in last 365 days (~5.5%)2018 YTD: 3432017: 9432016: 8632015: 8124,520 have 100%+ equity796 are underwater12 are in Preforclosure263 marked vacant by USPS143 were purchased at auction by a trustee sale buyer1,445 have had a death of joint tenant in last 365 daysSince 2016, 676 transactions were off-market - and scanning through those buyers a lot appear to be investors as they've done 2+ deals or their LLC name indicates investment orientation.

The appraisal came back subject to repairs and the VA contract states that no repairs will be made by the seller and the buyer will have to escrow repairs.

It is my understanding that with a dual agent (and i am the buyer) that the dual agent's duty/loyalty is to the seller, correct?  

I’d love to see those list of proporties to market to my buyers if your interested in a JV deal

No, due diligence costs are borne by the buyer.

One CAN figure out approximately how much a property sold for even if it's not listed in the records:  extrapolate the transfer taxes (state/county/city) and multiply out.Just an aside:  I remember back in the day when the appraisals were coming in short in an appreciating market (something like we have today) we would ask the buyer to pay MORE money for the transfer taxes (no law about not paying more taxes) and it would help show a higher "sales" price and help 'push' up the comps--not recommending you do that now--much more data available for all eyes.But I would recommend that you buddy up with a like-minded realtor, and work out a mutually beneficial arrangement so you can get the info you need, and they can get listings, sales, referrals, etc, that they need.Better yet, get licensed yourself and get to know the business from the inside out!

My deadline to close on the property is July 10th (Two weeks) and the owner said he has a cash buyer lined up.

accommodate a buyer's request for detailed rental and financial history, when selling only a small segment of your overall portfolio?

This makes the selling price $300k higher than the numbers you would get from calculating the price based on a potential buyer's expenses.

( I assume there will be an appraisal in there somewhere or again, only the buyer gets burnt if your guesstimate at final value is wrong.)Should the end buyer pay half of of what the net would be?