If you're looking at a different city, study neighborhoods, study home prices past and present, talk to local real estate agents, see what drives the economy/employment in the area, look into unique real estate rules/laws in the area, or if you're close to a different city--go there and spend a day checking it out.

So I have stayed in my lane so to speak until he ask me to be there to meet the, 1) middle men who has been working on the deal. 2) the buyer who drive out from LA to pick up the signed deal and 3) and I'm not kidding, a strange voice over speaker phone who I suspect is the real buyer and the man from LA is just the one buying on paper.

To these I add my own comments which come from my unique vantage point: I am a CPA in Cherry Hill NJ, and over the past 12 years, my wife and I purchased, own and operate a series of residential and commercial units in 2 counties in NJ, and until recently, in Texas, too. 

How many unique unit owners and how many are on the board? 

Investor agents always have the unique ability to see projects from so many angles, and reading your post certainly energizes me!

My best advice would be to find a good buyer's rep, tell them what you're looking for, and be ready to make an offer quickly.I think that Austin is fairly unique in the fact that, for the most part, you can treat your primary residence as an appreciating asset!

Yet, when calling me, a cash buyer and full time investor, the seller wants to get 100% of retail, does not want to pay a realtor commissions, wants a fast unconditional close, and does not want to give a discount to the buyer to account for market conditions, higher vacancy and poorer rent prospects.This attitude of supposedly motivated people to resist selling a property at a distressed pricing level is not unique, in fact I encounter it regularly (every call I have had in recent weeks).  

I just think each situation is unique and it sounds to me like Trent might be in a situation where he could really use the extra time and money. 

MFR VA has some unique quirks.

@Marcus Nickson you are in a bit of a unique scenario.