The HUD website I linked to reflects $707,700 for a 4-unit as well.

If you do decide on Petersburg, go for 23805, that's the nicer area and the prices reflect it!   

And that's reflected in today's listings - 38% listed for sale in the same range.

If you requested a showing and couldn't get in, it could be due to your realtor.If the seller/seller's realtor is hostile from the start, it could be due to your realtor.The realtor reflects the competency and judgement of the buyer. 

If you believe someone would pay $480K, I suggest a fair offer would be $480K * 0.94 = $451.2K to reflect 6% selling costs (which is probably less than you would actually have).Good luck

Since then, fewer properties have traded, reflecting the trends observed in the national retail market.Here are several graphs illustrating the current commercial retail market in Los Angeles county:Access the full Los Angeles county commercial retail market report here: https://d2saw6je89goi1.cloudfront.net/uploads/digital_asset/file/1170820/Los_Angeles_-_CA-Retail-Capital_Market-2023-10-02_a_compressed.pdf Data includes: Sale price per unit distribution, cap rate distribution, cumulative sales volume by year, months to sale, recent significant sales, vacancy rates, market rent per square foot, construction deliveries/demolitions, economy, job growth. population growth, and Los Angeles county sub-market activity.

You would still want to do a security deposit reconciliation and send him the statements that reflect where his money went and how much he is getting back.

But just have a thick skin as some FSBO owners believe they own the American version of Buckingham Palace, which is reflected in their asking price.  

+1 to what @Mike Reynolds is suggesting - project management needs to reflect performance-based structure in contracts

You have the option to drop them as your name and reputation is on the line if you the PM are managing below your standards because that is what your owner wants it is going to come back and reflect on you.