So, don't take this the wrong way, but...You asked for feedback on why it is not selling.Many people made perfectly reasonable suggestions.And you basically offered an argument against each and every one.Why ask for feedback if you don't actually intend to listen to the feedback?

So the difference in value is not $450,000 as in your incorrect calculation just because one unit is not leased.Bob,This comment is perfect timing for me.  

I know what that car should be worth if perfect and adjust accordingly.

That's why BP is awesome, its like a think tank. 

Your example is a perfect explanation, just because cashflow doubles doesn't mean the cash on cash doubles. 

While setup can be a little tricky if you don’t follow instructions to a tee, once configured it’s literally set it and forget it. https://www.amazon.com/BRAEBUR...In addition, there are smart oil tank tools as well, but that puts you right back in the business of having to install and support “smart” devices, own the network, or get your tenants to agree to put your devices on their network and not decide to change the network name/password at the point they realize you’re using their network to regulate their heating. 

There are a lot of different aspects you can bring to a partnership other than money. 15k might be the perfect amount of cash if you were able to contribute by being boots on the ground, meeting with contractors, property managers...As for going at it on your own, I don't know the price of things there but you probably could do some house hacking with that much cash.

Is it perfect, no, but it's also free and easy.

Would really like some option for bridging this final gap as right now, the only options I know of are: A - Wait and save.B - Find a cheaper place.Short of finding the perfect seller, I'm at a loss...

@Derek Antonissen Im saying be cautions buying now, Prices are inflated, I watched the last crash as a Broker listing foreclosures, and saw plenty of people jump in when the market was good, and many lost them when the market tanked and they could not support the value when they had to re-up there loans.