Newer out of state investor who lives in VHCOL area (though used to live in TN) and thinking of buying a townhouse property for STR.

The one thing you can't change about a property is the location.

Here is what one of my 4 AIs say:The commission structure detailed in the image for a real estate transaction involving a property valued between $30M and $40M is as follows:Under $34,000,000: 1% (0.50% per side)$34,000,000 - $34,999,999: $400,000 ($200,000 per side)$35,000,000 and above: $500,000 ($250,000 per side)To evaluate whether these commissions are fair for a 112-unit apartment complex valued between $30M and $40M, let's compare them to typical real estate commission rates for large commercial properties:Typical Commission Rates:For commercial real estate transactions, commissions generally range from 1% to 3% for properties valued above $10M.

Seeking sharp, Chinese bilingual property manager /real estate agent to help with a cash for keys negotiations with a few tenants. 

My property is in the 44111 zip code.

I did review other similar properties in the area (recently sold and not recently sold) and other properties throughout the entire city. 

That may take a few years to settle itself, but that's not a neighborhood fundamentals issue and will correct itself naturally, especially as more neighborhood commercial and amenities continue to infill to meet the new population.

This is a pretty sweet property.

does having a contract with a listing agent prevent you from buying properties ... directly from owners?

I'm hoping some 1031 exchange experts might know if it's possible to defer capital gains in this situation: I want to sell several  properties owned by a 3 member (all family) LLC (LLC-A) and sell one property owned by another LLC with different but overlapping membership (LLC-B).Buy a much larger property that would be partially owned by LLC-A and partially owned by LLC-BThe new property is one tax parcel with two addresses.