We are now past the Two month point so feeling it was overpriced In my opinion and wanting to narrow down the issue, I had an appraisal done and sure enough, the appraisal came back $30k below list price, I said lets list it really close “$5k” to the appraised value, my agent says no one wants to pay list in the DC market now that it is softening and becoming a buyers market, so I will end up selling it below current appraised value if I did that, especially if the buyer ask for concessions which will happen and be expected on a property over 60 days on the MLS.Anyone ever market a property close to or at the appraised value and disclose the appraised number so they don’t get lowball offers?

One of the RE Meetups on September 12 referenced by @Anthony Rosas may be the one hosted monthly in Sherman Oaks, CA  Below is a link in case either of you would like to attend an informative presentation with networking in a relaxed settinghttps://www.biggerpockets.com/forums/521/topics/60...Thank you.

He has a house locked up that is well below market value and will be doing the work himself (along with his subs).

(The intent was to bring on private investors with a below average project pitch) needless to say that didn’t work out and I’m making it happen alone with creative Financing.

I believe that this property is below market value, which also makes me feel that we could exit if need be in a few years.

I think you can also filter and check out their specialties.

If you found a GREAT off-market duplex deal like driving for dollars or with a direct mail campaign, you may be buying it SO below market that you can afford the hard money loan and then can refinance it into a better loan in 6-12 months.

Set up an option to buy at current or below current value.Then exercise option to buy by either going to the bank and get 100% financing, after you have had a vested interest for 12 months.So you do this to show a track record for a year?

Add to that that the rents are at or near median rent in Memphis and this reads out like a very risky investment - average to below average at best, imo with the little info shared on location.I like the way @Jason DiClemente advised you to look at capex. 

Even better than we'd projected above for the first 3 years, and slightly below in the final year.Rent - $3615/moPITI + PMI - $1350, rising to $1545 in year 4HELOC loan - $500/moUtilities - $370/moMaintenance + CapEx - $400/moCash flow - $800/mo (35% CoC)On those semesters when our daughter was in the house, cash flow dropped to $255/mo, but she also avoided having to pay rent elsewhere.When it came time to sell the house, the price it sold for went far beyond what we imagined when we bought it in 2018.