What would the sweet spot be?

If it's as it's represented, then, by all means, get it under contract, remove it from the market, and take your sweet old time deciding with no pressure from other prospective buyers looking over your shoulder.The seller may be motivated as you say.  

Sounds like you have a sweet set up. 

If you're going for cash flow, B/B+ is the sweet spot.Best of luck!

I know I can get a sweet deal because it's been on the market for a year, and it only has cosmetic issues, so far. 2 units are rented out, 2 are vacant. 

My guy knows what I do, knows how to get it through the system, and knows how to sweet talk the underwriter to get me more time to do repairs when the underwriter is in a tizzy..I called my guy to lower my deductible on my cars, and he yelled at me.. haha I wanted to go from $1000 deductible to $500..

Pretty sweet for a cash on cash return scenario.  

All my exits involve 1031's and sweet, sweet death.  

Sweet!

Thats sweet that you've got so many units so fast.