So seller's thinking the market is so hot they can price 5-10% above the last sale, then when it sits, they'll take that price reduction. 

It's definitely a flawed comp method on it's own but if buyers and sellers put weight on it, then it needs to be considered.  

And another thing that might occur is that some MLS area just don't demand multi-family properties. 

@Elizabeth Galarza we manage almost 700 doors in the tri-county Metro Detroit area, almost 100 of them S8 leases.There is more demand for vouchers than supply - who doesn't want free rent?

Whereas homes are selling rapidly, indicating a strong demand and a vibrant market.  

B) Maybe because of 'A', sellers' agents prefer them so if you're in a competitive situation, you want all the help you can get.General competence.

The seller wants to sell it for $50k but has requested to put it down on paper for $5k, so he can pay less tax; the remaining $45k would just be given under the table. 

But essentially, you just need to ensure that you are not claiming to represent the seller and disclose on your contract that you hold an active license. 

Or if you just don’t want a job ever you’ll need to find seller financed properties and use your $50,000 as reserves or for light rehabs until you can roll them into DSCR loans eventually and get some cash back out through refinancing them to do the next deal because eventually the $50,000 is going to not be enough.

The rent demand is stronger.