I guess what i am really asking is how do i separate the motivated sellers from those i cannot make a deal with. 

My pessimistic self is guessing that the bank has obtained the property via a judicial means and the "owner" is now just an occupant waiting to be evicted.

If the manager hires the brother I'm left guessing - who's best interests am I paying for??

I guess for the reason above.

With this information, you'll know how recent the data is and whether or not you're willing to trust it (as opposed to using the old "guess and hope" method).When you're logged in, just click on the green "Tools" button, scroll down to "Geographic Coverage", click on your state and you'll see the full list, with the date each county was last updated. 

LTV is 75%. 5 PlexTotal Rents: $45,600Vacancy 8.7%: $3,967Taxes: $4,520Insurance: $2,100PMC: $4,560Repairs: Unknown (Could be $1,000 or best guess of 10% of GRI $4,560) Need inspectorElectricity, Heat & Water: $2,500Misc.: $200Total Expenses: $14,880NOI: $26,753Mortgage: 4.63% Debt Service: $18,026Cash Flow: $8,727Down Payment: $97,500CoC if Maintenance at $1,000: 8.9%CoC if Maintenance at $4,560: 5.3%The maintenance portion of the above is not fully vetted and could bring my CoC return lower.

I think it has a lot of the coursework Ben teaches in his CFU (just a guess).The Depression of 2008 - by Fred E.

Just nervous since this is my first deal and am second guessing the numbers.

I've been heavily vetting a few investment groups or I guess you call them networks that deal with turnkey providers.

The rest are SFR.I would guess 3-4 units are getting snapped up quicker.