IRR is a FORWARD-LOOKING number which involves more guesswork on income and value growth.The biggest issue with CapRates and other metrics is reporting bias, in order I trust them:1) Based on actual operating numbers (income & expense) for the most recent representative (ie CapEx is NOT an operating expense) period...5774) Broker ProFormas which can be fantastical.

I know it's quite common that when the owner of a property gives you full permission to negotiate on their behalf, you might find yourself in contact with some person, who is in turn, representing the interests of a major international bank, that holds a significant amount of interest in the property's equity via a mortgage(in this case a securitized, sub-prime, sold and re-sold many times mortgage).It would be very common in this situation to arrange something like a Short Sale. 

They usually represent themselves as Private Lenders. 

If your represented through an agent then ask him/her. 

I represent out of state investors and am looking for assistance with my personal brand but also someone who is knowledgeable about real estate investments, so they can assist my clients in their own marketing inititives.

Perhaps, the right solution is to file a claim for the rental value representing some reasonable amount of time to fix the problem.   

This represents a 3.1-month supply at the current sales pace, down from a 4.2-month supply a year earlier.

They had a pressure cooker tactic to create a bidding war with other investors while maintaining that contact person.... your "buyer's agent"... is also in fact representing other buyers at the same time.  

Most MLS's require you to own the property or be an agent representing the owner. 

Right now, I have zero interest in representing buyers or sellers, i.e. being a real estate agent.