As it stands, both of those seem super-low. 

It's a super blue collar area and certain pockets are great for American Joe and Jane, and some pockets are not so great.

Then the longest wait is for title, a day or two, and my attorney has in-house title so she's super quick.So call around until you find a lender small enough to do his/own appraising (he's probably using his own money, not investor money) and large enough to not run out of money. 

These issues are all exacerbated by rent control which tends to create a price floor rather than a ceiling because the only way the limit amount of new development can make the numbers work is to develop super high end properties that can set the initial bar on rents very high knowing that future growth will be controlled/capped.IMO, the problem of high rents will solve itself if you let it.

Our rentals are all in middle class neighborhoods and have 4.9 stars or above with super host status.

And @Thawda Aung is a super talented guy - this guy gets advanced degrees for fun in his free time. 

We are currently headed into a clear Buyers market, pressing prices even more, as AirBnb super hosts, that over-leveraged themselves, are forced to now sell quick.

The listing states the owners pay no utilities, the roof was replaced last year, there is a new water heater in one of the units, the AC was just replaced last summer(super important in AZ), and there are no HOA fees.

@Daniel Judge ah south of main I hear is super hot, congrats!

use opportunity zones for 1031 capital gains money, park it for awhile then take it back... super simple