I have seen some rely on cap rates based on community/area, but how safe is that for both the buyer and the seller in agreeing on the sale price?

The tenant is concerned about their child's health.My property manager suggested allowing the tenant to break the lease without penalty or offering whatever they request at this moment to avoid potential litigation.

They said if can get those, they would be very flexible with any other terms for the remainder of equity.Current roadblocks:However, PITI=~4300 >LTR=~3500 and entry would be high at 15-20% so likely the best exit for this would be to buy creatively, and hold until find a wrap buyer, which I am not familiar with how to quickly find.Other two best alternatives = quick pop and top flip by finishing basement + very light cosmetic rehab/upgrade OR MTR as within 15 min drive to 2 of the biggest hospitals and Atlanta GA, and close to the famous East Lake Gold club which is part of the tour.If you are familiar with structuring hybrid deals, wraps, and/or Atlanta GA markets, please reach out.

If you can find a good enough deal to do some cosmetic upgrades you might be able to make decent money selling to a first time home buyer, or maybe turnkey rental investor.

My goal of becoming a broker is two fold:  1) Build a career with high earning potential   2) Use that income paired with the knowledge I would gain to invest. 

However, when you pull up the current market, you see that nothing comparable has sold in the past 6 months, and that the currently listed properties have been on market for far too long, meaning this is an area where there are no buyers, no appetite for these homes.

There are several large brand new affordable housing buildings being finished less than a mile away, that will also pull potential renters from this property.I'm not sure where you pulled your numbers from, but I wouldn't be surprised to see that property rent for less than $3k/mo for the entire house. 

Quote from @David Freed:You could also look at Farmers Branch and Addison potentially. 

From my clients experience here is a list of "Buyer Beware" red flags with hiring anyone...- If they do not have About us on their website - In the about us page there is no name- When you Google their name there is no reference to them ever doing the services you are looking for- So I have mentioned this millions of time - you get what you pay for.

Areas like Emmaus and Bethlehem Township offer attractive opportunities for house flipping, with their mix of suburban appeal and potential for growth.