I'm looking to either transform single family with high Sq footage to 3-4 units.

Makes me wonder why more of them aren't making proper efforts to educate themselves on value and instead think that a house selling for say $250K is a great deal because it is much cheaper than houses where they are from.

He is willing to sell at about 15% below value so it is a tough buy and hold sell to an investor.

Especially when I compare my property to the other homes in the area because of it's proximity to a luxury golf course, the boarder of Rancho Palos Verdes (a high-end neighborhood).

It appears that a significant portion of the business's value lies in its name, website, marketing, furnishings and other intangible assets.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

If someone is experienced, we'll usually go up to 85% (maybe more) of the purchase price and up to 100% of the rehab cost, but we're going to limit it to 70%-75% of the ARV (As Repaired Value) for flips.

paying off the high interest loan?

The good news is that rents are high and climbing which supports a lot of the current properties but not some of what people are asking as @Jeff Rappaport has indicated as well. 

You might be able to get a better yield by finding a value-add project or a BRRR type property, but the market rate stabilized is 4-6% probably.Just be careful of insurance right now, it's been going up and seems to have stabilized, but it's still all over the map depending on the specific property and who is doing the insurance.