The house would be compared to other single-families and if none in good condition have been sold near this property than they will search further away.

Go to Bigger Pockets Tools then FilePlace.

Should I follow up with her and let her know that I can get the house sold so she can benefit from the current market trend that is slowly starting to shift?

He sold an investment property for me.

@Adam Dallacorte if it breaks even I would not renew the lease next year and put it on the market to be sold.

For example, Bridgewater (Bridgewater State University) had two duplexes sold recently at $542,000 and $575,000 - still over your budget.I think you're going to have to raise your spend or consider another area.

there are all sorts of on line amortization computers or tools.. just use google to find one.is that 1.5% interest rate ? 

My friend is a real estate developer who has successfully bought, renovated and sold/rented out a few small apartment buildings in the area (I live in the Bay Area so there are plenty of 4-8 unit buildings).  

I then spent 250k to get it up to speed.. that's my point.. then I sold it  for 500k.. 

@Alejandro LeeI sold my condo a few years back without seller nor buyer agent.