My goal is one transaction per year however possible. 

I don't know what your current debt situation is or how you feel about leverage, but this is just an example of how much further your money can go in this market.I am not as familiar with the Pratville/Montgomery market, of course, but AL in general has much lower property prices than the rest of the country.

What I keep finding out is that my target price is always at least 20% below seller's asking price.Here are my rules/metrics:total economic loss after property is stable is 12% (15% in lower quality areas)incremental rent growth after the property is stable is 2%expenses grow by 2%/yearproperty tax is 90% of the purchase price multiplied by a local tax rate (usually doubles tax from whatever seller pays)payroll $1000-1200/unit regardless of the property size (brokers claim that 30-units don't need payroll but I don't believe them :-) )reserves of $300/unit counted in expensesexit cap rate is 100 basis points higher than current cap rate (e.g. exit at 8% if current cap rate is 7%)cash-on-cash ROI 10%+ starting in the second year; first year may be lower if this is a value-add5 years total ROI (assuming sale) is at least 100%IRR 15%+ over 5 years (al ROIs are net to investors after 20% sponsor override)I can adjust may metrics to some degree but in order for me to get to the seller's acceptable price I have to adjust most or all of them to unsustainable levels.So, what should I do other than keep underwriting and waiting until the market turns down and all of a sudden my numbers would make sense for a seller?

Seems most people on this post only read half the OP's original post, every title company in town is fine for a "traditional" transaction, but how many are actually investor friendly, save investors money, get complicated title issues resolved fast and understand non traditional funding and items such as assignments and do double closes?

Inspection cost-  Call an inspection company and askLender fees-Ask your lenderClosing cost-This is not a fixed cost, transfer taxes and title insurance are variable based on the transaction cost, transfer taxes are $4.56 per thousand of the purchase price on the deed, negotiable as to who pays it. 

I understand that the return per dollar is lower there, but the return per hour can be higher.What are your niches?

If you buy or sell a home for yourself, do you still have to go through a broker to oversee the transaction? 

Besides the transaction/holding/etc. costs, you now know what you can roughly pay for land.Feel free to reach out if you want to chat a bit more about it.

But if you are willing to go to a lower purchase price you could increase your COC returns.

In my design the lower units can enter their apartment from the garage.