Problem with brokerage operations is that if your key player drops dead, you have a problem.

Looking for advice on offer/max price.Also looking for what I missed in calculations.First the hard part:This property is in rural TN in a town of about 20k population.Current owner has been renting to local college for basketball players/coaches (both boys and girls teams have used it).  

If they put it in a CD or bond or interest bearing savings account which is the most likely option for someone retiring then their gonna get chicken scratch for a return, likely 2% or less.

How do the A,B,C,D F letter grades work?

As a local San Diegan, here is my 2 cents:Multi-family in a B/C/D neighborhood will typically cash flow much more easily than a SFH.

Prices in class A and B in the Bay Area has already gone past the peak in 2007, I do expect that would follow by class C, D, E....neighborhood in the Bay Area.

(On a scale of A, B, C, D such as grades in school.)

In a C-/D location of big city in the south.

You need to network with brokers or work with people on the ground who have access to the players.  

I've been wanting to "get in the game" for a while now, just to become a player and get my feet wet, so not really looking for gobs of cash flow immediately (although the property should be cash-flow positive right off the bat, right?).