My partner is on the board of the MHCA here and has some powerful resources as well. 

Looking for input from someone that is currently developing and building new MF, before I go in front of planning board with plans. 

Every market will have investors who are willing to pay less than the market cap and investors who will only buy if it's higher than market, but the average investor in that market is going to pay that cap rate.Large national brokerages track sales and cap rates from those sales and can be a good source for generally reliable market rates, but the reality is that there is no one source with the exact (agreed upon) cap rate.It's very similar to residential in that it's not an exact science.

Sometimes local ACE Hardware has bulleting boards with contractors info too.

I don't just say this because I am one, I say it because the bylaws for these HoAs are often hundreds of pages long and use 18th century language to set out the rights and responsibilities of the homeowners and the board. 

I can’t honestly believe this many people are on board with screwing a family friend’s grieving family.

Drove around the corner and this had windows boarded up but otherwise seemed to be in ok condition.

The property may be reassessed tire, but if you have a proper appraisal you can likely get a value  more favorable to you Then to the school board

What I did:Painted walls and ceilings with sherwin williams superpaint dover white.Trim and kitchen wainscoting was painted with super paint semi gloss white.Ripped out plaster tub surround and replaced with cement board that was waterproofed and tiled.Replaced some missing shingles on garage roof.Replaced old shower valve with single handle valve.Replaced garbage disposal.Replaced old outlets/switches with new white outlets/switches/plate covers.Jacked up sagging portion of house and sistered three of the joists and replaced the rotted sill plate.Removed vinyl tile from laundry floor and painted the concrete with grey floor paint.Before photos:  Apologies if they are sideways or upside down...The after photos can be seen on my zillow ad, https://www.zillow.com/homes/17439-cicotte_rb/88664724_zpid/?

They operate nationally so may be worth a call.