But it all seems to be in the right direction.I'm assuming you don't plan on living in the property given the rental income assumption.

I assume it depends on the agent's ethics and whether the agent is serving your best interest. 

Or he may take the cash and assume the tax liability for his sale.

I'm assuming you have lots of equity in one asset and can't 1031 into another one because of ownership issues.

The returns magnify if you assume 4 properties at 75% leverage, and the returns grow exponentially if you start adding in appreciation. 

I'd assume they are either staunch and firm sellers (and causing their realtor a bit of a headache) or the realtor is trying too hard to lock a deal.

2) Assuming I go private for the full amount,  how do I structure this? 

Assuming additional reserves set aside to maintain your current properties, I'd probably try to buy 3 SFRs or one larger MF.  

Some mortgage lenders simply don't loan to LLC's.I don't think it's a big issue, I assume the HOA is OK with it as well.

But I'd like to run the numbers in the scenario as I move out after 2 years living there to check the cashflow- Financing: owner occupied conventional loan - Downpayment: 5% - Interest rate: 4% - Loan period: 30 years (fixed) - Vacancy of 5%, Repairs of 5%, Capex of 5%, and PM of 10% - I assume I can get 10% discount based on how long it's been on the market (purchase price of $719,100) - I used Realtor.com from the link and based on purchase price of $719,100 it gives me prop tax of $749- I relied on the listing agent data of $92 per month for home insurance - I relied on the listing agent data of $112.50 per month for water, $112.50 for sewage, $95 for garbage, and $60 for lawn care (assuming the tenants pay for their own electricity and gas) - I left PMI to be 0 since I do not know how to calculate this Result: Based on assumptions and MLS listing, this property cashflow -$1,280.00 (aka, a horrible investment).