If so Refi like the BRRR and take some gains if you 2 want to.But don't fix it up to to too nice if your renting it if your renting it.

As a seller, I hope it becomes the new norm for a little while...WA is considering a cap gain tax, so I may move my exit timeline up a year.

I'm wondering if I can get opinions on what price range is going to gain more value in the next 10 years. 

The bank wins with 70% equity in the deal, the seller wins because they don't have to pay capital gains on the entire purchase price and they get to collect steady cash flow for the next 30 years, and I win because I get the deal done with nothing down collecting the cash flow, capitalizing on the depreciation of the property and writing off everything in between. 

You stated that the seller would lose money if he sold traditionally so you are offering a valuable alternative here.

With this type of sale, you still get to defer capital gains taxes for 30 years, and you don't have to exchange your property with anything. 

I currently have a rental property with substantial assets gains. 

For example, if i was on the listing side and a tenant rep broker even asked me questions 3, 4, 7 & 8 I would know that I wasnt dealing with someone familiar with the product type and therefore what is considered "market", so i have already gained an advantage.Additionally an office broker might have a pre-existing relationship with the landlord (familiarity) or the listing agent, which makes the transaction smoother. 

Why not just wait until she moves back to GA in a year, which by then she would have 3 years as a GA licensee.

I know there will be some bumps at first but with a 2 family I can live in one while using the other to gain experience. i agree with what you are saying though. 4 units would be too much for me to start out with