The next action step for me is to find sales/comparable data for my market for the purpose of getting a better sense of what is selling and for what price retail houses are going for, along with comparables.  

Lol**************************************************************************************Fresh Reports Of Real Estate Rage Signal Turn In Chinese Housing Market by Tyler Durden Mon, 10/01/2018 The developer had slashed prices by one-third and homebuyers who purchased days or weeks responded by smashing up the sales office.According to public information, Beijing, Shanghai, Nanjing, Ningbo and other places have continued to reduce prices and defend their rights.

Since an appraisal is based primarily on comparable sales, and the most recent sale is the one on the property in question, the appraisal usually comes out at the purchase price.appraiserAn individual qualified by education, training, and experience to estimate the value of real property and personal property.

When you sell, the remaining sales proceeds after paying back the loan, closing costs, and returning the investors' equity, is split 50/50 or 70/30. 

You can search by pending sales, by recent price reductions, etc. 

Unless you're doing majority of this work yourself ($10k on contractors could be one job), you're already in at 80% of the arv before any repairs and sales commission (about 9-10% easy) and your buying closing costs. walk away. 

I mean I buy Sherriff sales in your market I am still buying basically as many homes as I want to buy for 30k and under.. its still there. 

If you have flexibility on a location there is almost always a home for sale for a similar price with a better assigned school (particularly now with the population aging/retiring and both parents of a child more likely to work).

I have not looked at Homeunion, I have reviewed roofstock a few times (I like that they post "whole portfolios" for sale, that is interesting), but I have been using Memphis Invest for roughly 18 months now and I have several properties with them.My experience is that they are indeed HIGHLY professional and control all aspects of the deal (most importantly from my perspective the property management).This isn't a commercial for them, I am just a customer of theirs, I don't get any remuneration for recounting my experiences, and if they were bad, I would recount them just the same.Memphis Invest is very transparent, they will provide numbers to their clients that list statistics across their 5000 property portfolio. 

That sale might qualify for tax free treatment with no 1031 needed which would make the decision a no brainer.