These are declining markets [some might be going backup just due to the rise everywhere else] but look at demographics, job trends, housing trends, emigration and migration, city and state politics.

My plan so far is to go knock on his door and ask him if I can take pictures and just check the place out because I've never been in his half. 

Somebody comes and knocks on the door and asks to look at the house.

Most of the investors I work with shoot for $150-$200 a door, so you make that much with a property matches up and you're getting to cut living expenses for a year.

So that opens up the door to just run this thing out to the endzone myself here and save the commission (could probably even use it as a bargaining chip in negotiations).The issue is that I don't really know that much about the finer details of being a buyers agent (even having bought multiple houses before).

Investment Info:

Large multi-family (5+ units) buy & hold investment.

Purchase price: $466,000

Cash invested: $100,000

Sale price: $1,280,000

Got rental income as well.
Did a 1031 exchange to...

In the situation you're describing it take me 4 days for a 2 bedroom 1.5 bathroom unit unless I'm replacing floor covering in which case it's usually a full week and maybe almost 2 weeks.In 4 days, worst case 5 days, I can get a thorough cleaning and painting, inside and out, even removing doors from hinges if needed.In that time window I can also have a plumber replace a faucet or an electrician replace a bathroom vent fan, minor stuff, if needed.

Average Turnkey Cash Flow Per Door In Phoenix Metro Area No Bank Neededhttps://www.biggerpockets.com/forums/600/topics/584916-average-cash-flow-per-door-in-phoenix-metro-area

Let him know that the extra money is to offset inflation, wear and tear along with rising taxes.

Sliding hidden doors whenever possible instead of swinging doors.