Commercial property should be valued on its income earning potential, not comps.

In 2013 it peaked at 99 million bids!

Has rents peaked?

I’d like to earn a minimum cap rate of 5%.

The 2 women, 68 yo mother and 50 yo daughter, are earning decent money from one of our larger school systems and are highly valued by their supervisors.

Just depends on what you want to do. there are other investments other than rentals you could certainly go into private lending and that 400k which would be pretty liquid could easily earn you and additional 40k a year and as I said far more liquid than a rental .. but you do not have any write offs. 

With those kinds of deals that have heavy year 1 bonus depreciation, the "losses" I incur from the K-1's goes directly against my earned income from the house flipping.

I have no problem with agents charging fees for their services as long as those fees are earned....

Can rent out for $3400 / or sell and earn 200k cash.  

(simplified, a 1.20 DSCR means for everything $1,000 in PITIA, you earn $1,200 /mo in gross rental income from the subject property).