Hi Michael,Without knowing much about your current script/approach it's tough to give any insight on how to adjust; however, in my experience, which resulted in my first deal (2-family in Quincy, Massachusetts) the conversation had flow because the seller and I were able to connect on a personal level prior to any negotiations regarding the property. 

My last 2 were both rented when (1) we still had finishing work/backspash tiling to do. (2) we had just sheetrocked.It all depends on the potential tenants "vision" and you should be able to assist that by having a flooring sampling ready.In the one, I was bringing sheetrock out to the dumpster when an older couple approached me and asked what I was doing.

I can appreciate that you recovered and I have no plan to stop going through and past any challenges that arise. 

@Mickey Bradshaw  I would agree with several points already made by others,  @Chris Seveney second the option if your funds allow to have multiple JV partners to see the differences in approaches. 

If you can convincingly use the same approach he did to come up with the values that you need then go ahead and pull the trigger on the appraisal.  

It's as challenging now as it's been since I've been in real estate. 

my only slight variation is we build new home communities and we are one of the few that will deal with VA loans.. my wife and I believe we owe it to our service men and women to allow them to use those loans even though they are more time consuming for us.. but on the new construction the inspections are no more daunting on older homes it can be a challenge.. 

I understand my options, just want to hear what you all believe would be the best approach from here and if you could recommend any reputable companies in the Indianapolis area to work with.

My 60 day challenge to myself is to get a duplex and I want to stay in NW Indiana area while I learn the ropes.I look forward to having great discussions about RE with everyone here.

What would be your approach to solve this problem?