Private lenders look at a few key items but listed below are the most important items from a lender perspective. 

Don't be just another vanilla (forgettable) $190 ADR listing with cell phone pictures, no SEO and the same hot tub and fire pit as everyone else. 

This mainly boils down to the fact that if co-op is not listed on MLS then all buyers agents will have buyers sign an agency agreement prior to showing properties.

The property is listed for $199k, however after pulling the comps and the fact that home just listed for sale (2 days ago) for $20k less than my seller!

At that point we give the tenant a list of charities and agencies that will assist individuals who are at risk of homelessness so they can get assistance if they don’t have the ability to pay what they owe.I beg to differ that “Literally, in the terms of the contract, it states HUD is responsible for any damages to the property.”  

.- Access to Off-Market Deals: Realtors often have access to off-market listings and exclusive opportunities that may not be readily available to    the general public.- Negotiation Skills: A skilled Realtor can negotiate on your behalf to secure the best possible deal, whether you're buying or selling   investment   properties.- Network of Professionals: Realtors have extensive networks of lenders, contractors, and other industry professionals, providing valuable    resources and connections for your investing journey.- Streamlined Process: From property search to closing, a Realtor can streamline the investing process, saving you time and effort while    ensuring a smooth transaction.Engage with the Discussion:- Share your experiences working with Realtors in your real estate investing endeavors.- Ask questions about how to find the right Realtor for your investment goals and preferences.- ag a fellow investor who could benefit from leveraging the expertise of a Realtor in their investment ventures.Let's harness the power of collaboration and expertise to elevate our real estate investing strategies.

Building a list of HML right now and getting my teams lined up.

If you sold the property and listed it individually on the schedule E (or grouped it but sold everything in the group) then the whole loss should be recognizable at the disposition of property. 

where did you post the listing so i can check it out?

In any case both a listing agent and buyer agent should have known the rules given they were selling a two unit and not a three unit.