While this might not be realistic, at least you'll know where you stand and can adjust your offer to hopefully meet somewhere in the middle in the end.

They probably got in trouble for the 4plex and we’re forced to turn it back, so the property could already be on the towns radar.As far as comps go if there are any multi-families within a few miles they’ll use them as comps and adjust them to try to make them comparable.

Joel, the market has certainly run up, but that does not mean that there are not deals out there which make financial sense for cash flow and appreciation if you consider risk-adjusted returns on capital across asset classes (stocks, bonds, other real estate plays, commodities, etc.). 

From a tax perspective, for divorce settlements finalized after December 31, 2018, alimony is no longer deductible (as an adjustment) to the payer nor taxable to the payee.

@Kelly McMillan Below is a template (adjust how you see fit) we use to respond to people who inquire about any of our rentals.

The disadvantage I see is that the borrowed principal on HELOC is costing 6.25% instead of the 5.0% I'd likely get with fix rate 30yr term mortgage AND HELOC is adjustable rate tied to LIBOR + a margin.

Emerald 30 Year Fixed Calculator Property Value/Purchase Price: Address, City, StateIO TermBorrower Track RecordBorrower Basis (if Refi, Purchase + Rehab Spent) Cash-Out (if Loan is greater than Basis) Borrower FICOAnnual TaxesAnnual Insurance Premium Monthly HOA DuesMonthly Gross Rental IncomeLoan Amount Starting Rate Non-LTV Adjustments Final RateMonthly Principal And Interest Total Monthly Expenses Monthly Cash FlowProperty Debt to Income$ 1,355,000 Fully Amortizing4$1,234,000 No720 $ 16,938 $ 4,743 $-$ 11,525$$ $60% 813,000.006.75% 0.000% 6.750%$778.32 949.15 500.8565.46%$$ $65% 880,750.007.25% 0.000% 7.250%$886.83 1,057.66 392.3472.94%$$ $70% 948,500.007.25% 0.000% 7.250%$955.05 1,125.88 324.1277.65%*properties owned or flipped in last 36 mothsBenefits:Close in 15 days or lessMinimal paperwork (application, lease agreement, corp docs, escrow docs) BPO with rental survey allowedAdjustments:- 0.50% added to the starting rate for borrower cash-out- 0.50% added to the starting rate if borrower / guarantor has no track rec - 0.25% added to the starting rate if borrower / guarantor FICO is between - 0.25% reduced from the starting rate if borrower / guarantor FICO is grea - 0.25% added if Property Debt-to-Income (PDTI) is between 80% and 90% - 0.25% reduced from the starting rate if Property Debt-to-Income (PDTI) is par pricing will provide a 5% bonus to commissionadd 0.5% to rate will provide a 10% bonus to commission$$ $75% 80% 1,016,250.00 $ 1,084,000.007.75% 8% 0.250% 0.250% 8.000% 8.250%$1,100.65 $1,202.03 1,271.48 $ 1,372.86 178.52 $ 77.14 87.69% 94.68%po tower / guarantor FICO is greater than or equal to 750

Whether you can utilize the losses or not, you have to look into your Modified Adjusted Gross Income(MAGI).MAGI will include gains and W-2 income along with other items.5) If our income did grow enough that we were over the 150K limit and those losses were 'carried forward' I *think* those would come into play when we sell the property?

That leaves two things, change your terms (security deposit requirement, pet restrictions, etc) and/or adjust the price.

We're starting to think the problem is with the PM by not recommending a rate adjustment, ensuring advertising is in place or finding out what may be the problem with the unit so we can address it.