@Peter MacKercher I think you kind of hit the key points of my question which is, if my management company has say 1200 units and i am only 95 of those, I'm getting 10% of their time and the highish vacancies (i believe) may be a reflection of my PM company not having enough time to dedicate to my properties.

your book keeping needs to reflect this. 

You want to have good people and take care of them, because turnover is a bad expense too, even though you might not see it reflected in your financials.  

And neighborhoods are being upgraded to reflect that growth.

It’s ridiculously low and not reflective of listing value.

I was invited to the Lead Coalition reveal for the ordinance about a month ago, the third try largely seems to be a reflection of the first. 

The MLS is a reflection of how all the other sources are in regards to deals in 2016 which is not really anything.

So the discount in price reflected the sizable problems I needed to sort out.If you're looking for an owner to give you a turnkey investment with a lot of cashflow and equity still on the table - well.... it could happen, but I don't think it's likely.

I know tax value doesn’t necessarily reflect market value, but this seems like a huge difference.

That can only reflect well on you and your business.Like I said, I'm brand spanking new but that's how I've always conducted business!