I would not do anything to it aside from a deep clean.

IRR will take that average return a year and discount it slightly because you don't have that return today, you have it 3 years from now.

Most likely a purchaser will want to discount the note - no matter what interest rate you charge.

I'm offering all CASH deal for this price, going rate for 8plex is between $480k to 520K so I'm getting a lil discount.

I have a ten unit and gave a tenant a discount on rent to help me collect and forward me service calls.

Consider setbacks (from the property line), etc as they will control how wide and deep the house may be and how it will sit on the lot.

I would make a deal with one or two builders and give them a large discount on some lots for them to front the money you need to close with.

I won't discount the benefit of being on the main road, but the ROI on paying for those prime parcels isn't always as great as one might think. 

Most wannabe investors want to see granite counter tops, wooden flooring and nice appliances, all with a discount so they can get a good deal!

To get the best price you need to have a properly performing property.. get rid of the manager, find another one.. use google if you have to... you are going to get 60-80% of the value if you sell with a vacancy.. suck it up, get a new manager, claim some proffit and then get out.Honestly, you should dig deep with these potential buyers and see if they are related to the manger...