tried a video store a dozen or so years ago, that did not go well. 

A month or so later, my agent told me the sellers had reconsidered and decided to take my offer for $155K on a 5-plex with a tax-assessed value of $190K.

It sounds like the community you live in will make a difference as well.We had a dozen trees taken out about 6 years ago.

HOA had a special assessment last year (~$600/unit) just to have working funds. 9 units sold last year for avg price of $37.3K.Last unit closed yesterday for $53.5K - unusually higher than all others closed last year and my offer.My due diligence period expires tomorrow.Should I terminate and move on?

Not like owning a dozen 200 unit garden apartments.

We are looking at cross collateralizing a dozen properties that all have exising portfolio loans with other lenders.

I don't mean someone who's done a dozen commercial development projects putting together the next project using 100% investor money.

If she is owner financing, tells me its paid for, and has told that it is currently rented and has rented well in past, why would she rid of the property.Why would she force the price so much higher that the tax value(market and assessed are similar to tax value)?

Tax assessment alone is over 50k.

To properly assess the whole picture is needed.