Just because you go to your favorite mechanic do you expect him to give you large discounts because you go to him?

A mechanical specialist should be able to help you with this if necessary. 

Preferred returns not only have different rates, but also differ mechanically.

What is the condition of the major mechanicals (furnace, AC, Roof)?

@Wayne Brooks For properties sold on auction.com there are not really an unlimited number of buyers as this mechanism requires heavy investment.

If you want to understand concepts then understanding key metrics is important.1) What Every Real Estate Investor Needs to Know About Cash Flow by Frank Galinelli is a good read.If you want to understand the mechanics of modelling so that you can properly  create your own underwriting model try the 2) Fundamentals of Real estate modelling by Roger Staiger.Second book is very dry but you learn how to build your own model and understand each input/variable and how it effects your numbers

The mechanics are simple.

You need to hook all of the mechanicals back up.

The building management system includes mechanical, electrical and plumbing systems; security systems; life safety equipment such as elevators, escalators and fire alarms; lighting controls; heating ventilation and air conditioning (HVAC); digital surveillance systems; power distribution equipment such as panel boards and motor controls; network protocol devices, sensors and actuators.

New mechanicals and cap ex.