If the asset needs updating etc you may be severely limited in carrier options until upgrades are made.

Sounds like moisture intrusion issue, both options suck.

For example simply filing a quit claim deed to transfer the properties to one entity (existing or new) would be easiest however that may not be an option if you have loans in place... 

Before the settlement and after this settlement, buyers always had the option to approach the listing agent directly with an offer, a power they've held all along.

Yeah Sunapee definitely looks like a potential option.

Local or national groups could be a good option.

I am looking at purchasing a 2nd home for vacation/rental options and need to secure a good real estate attorney. 

And the income approach is not typically reliable, since 2-4 unit property rents typically vary widely, depending on many factors, and the grm's (gross rent multipliers) will reflect that, therefore, causing a wide range in values.

Among the myriad of options, mid-term rentals are increasingly standing out as a golden opportunity.

Because you are buying in NV you will need to look for local lenders, most nation wide commercial lenders won't lend in the state.