In theory, as an income producing property, the rents should have a large weight in the valuation of the property.

I haven't done any multi-family deals yet, so my comments might not carry any weight...  

Two family house Purchase Price: $880,000  Intend to sell for $1,380,000Current information:1 FL rent: $26002 FL rent $2300Mortgage payment: about $3000/month (inc the property tax)Utility: appx $1800/ yrReasons to sell: slope down drive way, easy to get flooded, flooded during last hurricane Ida @ 2021,  bad storm/sewer drainage in the area so flood likely to happen when there are heavy rain fall (with the weather nowadays, I'm afraid crazy weather will happen more often), need to renovate 2 floor (maybe $15-20K with cosmetic work, etc)Reasons to keep: nice location, nice neighborhood, quite and good school district, okay cash flow, Cons with selling, I do not live there 2 years period out of the 5 years time when sell, so I m NOT eligible to use the capital tax gain reduction (250K/person).

We also don't want to give a rent reduction only because the other two tenants have no issues with being closed it's just this one. 

Excellent advice.I may have offered a prorated rent reduction, part of the electric bill and hundred bucks.

So you have to weight the options and decide what is more important to you. 

We offered list price for a property after a large price reduction.

They have this deductible reduction feature you can buy (~$30 a year for me).

There are other factors that still make sense in that area though so maybe I am putting to much weight on population % growth rate when deciding which areas to invest? 

San Pedro faces the ports and gets the brunt of the pollution for this reason I never really saw the crazy appreciation in San Pedro vs other cities.https://www.dailybreeze.com/2020/08/27/state-board-oks-regulation-requiring-further-pollution-reduction-at-ports-of-la-long-beach/?