Seems like you have no limit on options, this is really a strategy choice.

No broker fees vs. going under contract below FMV to induce the assignment seems like a wash, no? 

This does not seem like an unreasonable price for getting 1 apartment deal under your belt.

The numbers work, but it seems the issue was me as a borrower.

Relying on perpetual home appreciation seems like a risky plan

There seems to be a lot of speculation in the post and the answers provided can only be speculative in nature given the information.

It seems like such a owner occupied neighborhood.

4) No underlayment for the flooring in the kitchen, and the thin floor tile needs to be trashed and the whole thing re-doneThe only thing this contractor seemed to be experienced at is framing, drywall and painting.

Even though the transactions all seemed legit with underwriting - they ended up getting sued and paid huge fines and in some states had to convert the loans because they were believed to have been taking advantage of buyers, especially minority buyers.So even though something seems legal, would you want the story on the front page of the newspaper is the question we ask.

Cap rate and NOI seem to be the easiest way to calculate my ARV!