We have been under contract on a few 4-plexes, but after digging deeper either the numbers didn't make sense or the seller's were not willing to make necessary repairs/provide concessions that would make the purchase worthwhile.

You're probably talking about removing walls, probably adding a 2nd bathroom, maybe digging out and finishing a basement?

Many landlords have no plan in place and dig themselves into a very deep financial hole due to their "expectations".

If you send me an email, I will try to dig it up for you.

Definitely something our team plans to dig into more given we have been throwing sellers with little to no equity to the curb because we had no exit strategy for those deals.

I maintained a 5% vacancy although the property hasn't had a vacancy in some years.At this price the owner would also dig up the existing Fuel tank and replace it with a new above ground tank.View report *This link comes directly from our calculators, based on information input by the member who posted.

You may be hesitant to really dig in all the nooks and hiding places yourself while someone is living there, but your hired inspector will not mind at all since he does it everyday. 

I know you have to work and dig to find leads for buyers and sellers but I don’t have any idea where to get this on my own.

Granted they are taking their anticipated costs out of your proceeds but is there an advantage in that you do not have to dig in to your pocket to pay for anything for the transaction to happen if you accept the offer?

Rather than digging into the "reason" behind missing out on a deal, get busy finding the next one with a new agent.Good luck on your hunting!