When most of the agents in a market are charging 6%, with the rare 5%, it’s pretty hard to negotiate as a seller.

Tenants have been there for 7 and 10 years respectively, but rent is is about $350 under market value.

PS...anything outside of our market, we do plan to hire a PM.  

I have some good info on this market.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

The property's market conditions and location in Stockton made it an ideal candidate for a fast resale, aligning perfectly with our investment strategy.

The Comps give the property a market value of 200-220 but they are selling as is so they dropped the price.

HUD recently accepted my offer on a single-family house, and my bid price is 25% less than the market value, making it a great deal.

what is the best way to market small multifamily property by owner

I've noticed in my area that houses that have been converted into 2 units tend to sit on the market for much longer and sell for much less than traditional single family houses with similar sqft and finishes.