I have no crystal ball but I know how to look at numbers and buy good deals.

I suspected the valuations provided were not appropriate but at the same I didn't want to believe that investors would deceitfully (or ignorantly) include them in the listings as golden.

I pretty much just threw in some cash behind the scene to help get the ball rolling. 

I had to creative finance the place, bring in a family friend to fund the deal and get the ball rolling.

If rents go flat but property taxes, insurance, maintenance, utility costs, etc. keep going up then you have reduced yield.NNN is a different ball game than the other 2 investments.

I understand the situation you were referring to i.e. the seller not knowing what the house is worth, however, I would think that the majority of folks selling to flippers and wholesalers KNOW their house is worth more, but just don't want to go through the hassle of listing it, having strangers going inside for showings, performing repairs, buyers DEMANDING that ludicrous/fictitious items be repaired, getting hit with reductions because of the inspection report, getting low ball appraisal so now you have to reduce the price, fake buyers, fake financing approval, having to pay thousands in closing costs because buyers are cash strapped, etc.

Therefore, I bet he respects your situation and would be more likely to play ball with you than some other low baller looking to get rich off his property.

He's debt free and now is having a ball learning about real estate, buying his own practice, and enjoying having people beg him to borrow money rather than the opposite. 

Now let's roll the ball forward to the future.You meet the love of your life, fall in love, want to move in together, and you can rent the other side... right?

I am getting it scoped tomorrow to see where the blockage is exactly but we think it is probably a root ball in the pipe (caused by nearby tree).