Additionally, in the Cleveland market, it is pretty much expected in 2 units and up that the landlord will pay water/sewer.  

If I am the one who is going to have to put in the time, effort, and potentially capital to raise rents or reduce operating costs, I'm not going to reward the Vendor for my efforts to improve the business.The long and short is: Base your offer on the current (and recent past) performance of the business and do not be tempted to pay more because there is untapped potential (higher rents, lower costs, etc).  

., you're talking about an additional, what, 9% return? 

This real estate transaction will be reduced to writing in a simple, easy to read contract, so that both parties are legally bound to whatever agreement we have reached.

In addition to growing our businesses we love helping others achieve their real estate goals. 

Additionally, with the City adopting the IBC 2015 and inspectors becoming increasingly difficult to work with, we've labor costs go up and soft cost on the design & engineering side go up as well.   

Additionally, I found a different  link for Foreclosures.

So your tax deferral might be very small on that 15K or so gain, and you get to reduce that gain by costs you incurred over that year, and then subtract the QI fee to see what you are "saving" but really deferring.

In that case, unless the selling agent specifically agrees to reduce their commission, and signs a legal document stating so, it won't do you any good to forego using a buyers agent.

Based on the info I'm gathering and additional research I've done I will shift my focus away from the C properties.