I think it is far more complicated than simply one number (Rent multiplier, cap rate irr, etc).  

Also, if these tenants are breaking things that consistently, get rid of them.  

Wanted to post this deal on here to see everyone's thoughts and if they would proceed.The building consists of 13,000 square feet.

You just want professionalism and consistency for your sellers.

In most cases appraisals for 2-4 units will rely on gross rent multiplier not cap rate.

Adam, Let's talk about it...if your going to be in that space on a consistent basis then I'm willing to see what I can do to assist you and others in the small deal arena.Shoot me a PM with your contact info.

." - Napoleon HillThe reasons that I am reaching out to you are as follows:I look into everyone’s profile and for lack of a better word immediately “envied” the ways in which many of you have gone about presenting yourselves, your current objectives, and also your short term & future goals tooI only want to pattern my business & it’s practice after extremely successful examplesSince rejoining the community of BP I have been constantly & consistently blown away by the quality & quantity of advice and or assistance that is given by others in this community of investors & other real estate professionalsMy gut told me that this is the best site for this outcry and to definitely take full advantage of this platform It was made instantly clear to me that I would learn a great deal from all of you.

Build the relationship and get to the point you are giving them work consistently and you will have more control and negotiation over time. 

The listing was listed as a 2000 sq ft house with the lot listed 3 bed 1 bath which is consistent with my tax bill.

Just remeber more important than anything you could ever read is that you take consistent action!