There are 3 condos in my current complex for sale ranging from $225k - $240k.

Running a full-rehab estimate takes me a couple hours for the visit (drive time + onsite), plus anywhere from 2 to 10 hours, depending on complexity, to write it up.

So many giant apartment complexes swallow up the rental market quickly, it seems.

All of my retirement assets are self-controlled, mostly illiquid (shares in private LLC's owning apt. complexes).    

Most of the 80/20 and no income no asset buyer's never could really afford the home they purchased, and time has just run out for them.I See this investment play as big opportunity even if your late to understanding the complexity of this type of deal.  

You live in the complex, and the HOA is driven by the building members. 

It may not hurt to see where another broker or analyst might value the complex based on some of the data you have provided (not sure what kind of NDA you may have signed)I know I can sometimes present a deal as more optimistic than it really is to others so make sure you feel comfortable with the story behind the numbers and get enough answers to move forward. 

I am trying to get an idea of a fair split for an apartment complex deal that is currently in negotiation.  

I see some potential in big properties in DC but mostly are like 1mil for MF, apartment complexes etc. 

Any nearby apartment complexes are in iffy neighborhoods, apartments on the other side, near downtown are too expensive, and the closest, cheapest, safest apartments and houses are closer to the University which isn't far, but crosses some busy roads and interstates which makes the drive much longer and stressful; and that's the reason why there's such a demand for the employees who want to rent nearby but don't have options.