With the higher inventory we are seeing and the rates staying where they are, I think it's a solid time for a buyer to get a deal from a seller that is struggling to get their pricepoint due to too much listing competition and high buyer skepticism. 

Walk the property and talk with the tenants. 

Talk to the owners about their experience with the franchise or - is it good bad , are they dictatorial, are they willing to work with you etc... talk to a local SBA Advisor about starting your own business, there's a lot more to it than you might imagine.Good Luck!

Looking at the listings, it seems like there are a lot of properties that are competing around the same price range.

She gave me a very vague list of work completed with numbers ("dent to woodwork $," "Paint, $," "Hardwood scratched $" etc), but I cannot match any work done in the house with the list.

Details 48,320 Sqft; 310 units with land to expand, Physical Occupancy 90%; Economic Occupancy 97%; List $2.1mm.  

Cost me 200 K is taxes because I could not complete the 1031 exchange.they talk a good talk BUT DOT NOT DELIVER.

I would love a mentor or to talk to anyone who has had a similar experience and tangible steps to get more organized. 

It's ludicrous to think you are getting sales from texts, especially canned, spam texts to lists.

View of SF Bay2.40M (1st appraisal) 2.45M LIST (+400K) = 2.855M OFFER2.65M (2nd appraisal) 2.70M LIST (+400K) = 3.15M OFFER ??