@Anthony Dooley the problem is not getting people to say yes the problem is getting someone to say yes who wants out of real estate and are willing to accept a large capital gains tax and depreciation recapture from prior exchanges on a 10+ million dollar property.

In formulating what a bank will accept for a sales price, they start with an appraised value, deduct for carrying costs and they also generally have what is called an "REO stigma" that they can into consideration.The REO stigma is a measurable discount banks see in the market once they take back a property.

@Uche Njoku they would have if the owner had accepted my offer, but he didn't.

He called me a couple days later and told me that the seller decided not to accept my offer at this point in time, which is what I expected.

Useful in that we can discuss here what is and what is not going on.The health warning at the bottom of the first page contains the following.THE COMPANY IS “TESTING THE WATERS” UNDER REGULATION A UNDER THE SECURITIES ACT OF 1933 FOR OFFERINGS OF OUR BITS THAT HAVE NOT YET BEEN QUALIFIED BY THE SECURITIES AND EXCHANGE COMMISSION (SEC) RELATED TO CERTAIN PROPERTIES.

I  accept that and I’m never using a realtor again. 8.

Would you wait 5 years, 10 years to accept/be convinced about the current cap rate?

It's not likely I would recommend a seller client accept the clause.   

It's not part of our pre-licensing education, it's not part of our continuing education, and we are never tested on it.

If you are under value you should NOT reduce your rent.Good tenants are typically good pet owners.In our state we can accept a pet deposit (which I make refundable) and we can charge pet rent.I would keep the rent the same, lock them in for another year and offer them a pet addendum with an additional security deposit (100% refundable) and some pet rent.