We found that we could improve our properties by refinishing existing hardwoords and adding new laminate, refinishing cabinets and replacing old windows and storms as they failed-- but that it was just not going to be possible to actually "modernize" the living areas  by taking out walls and improving the kitchen and bath layouts or even to install central air because the "D" neighborhood would just not support the increased rent that would be required to justify the expense.

Can anyone suggest a good RE attorney in Sacramento who can help w/ the following and navigate these questions cost effectively as it's just a few owners on a ~500k property (hence high legal costs hard to justify vs. turnkey solution a la LegalZoom?

You don't need to explain or justify your decision and certainly don't negotiate with them.

If the house needs renovation to make it "complete", and is only worth mid-$400ks after repair, then $515k sounds like you'd be overpaying.Some mitigating factors might be (1) if this is a rapidly appreciating area and that is your primary objective, or (2) you intend to live in one of the units and are willing to pay above market value because its a place you really want to live in.How does your Realtor justify their advice to offer so much over what you think the ARV is on a house that still needs work?

To be at any way ethical a person should be able to do and present a market analysis and a scope of work and costs to sell to the seller justifying a well earned profit.When you mention the seller is in Florida you wonder about his age and his awareness.

Fees should be clearly stated in writing, easy to understand, and justifiable.

So would all that qualify as the 750 hrs and be justifiable?

There is a smaller demand for a 3-4-5 bedroom home and unless the amenities justify the costs.

I would think you can justify the short work history with a letter noting the demand for your services. 

Not having this type of technology is probably the biggest downside to managing on your own unless you have enough units to justify an AppFolio subscription. 4.