I might have an investor that will go as low as 600 on that as well?

What else do I need to think about, and what would a good “low ball” offer be on this?  

Other than "as low as possible" or "as high as possible."

As for the other neighbors are all the rentals low priced or are neighborhood owner occupants going to cause you issues?

But high level:1) If the units rental income doesn't cover mortgage its not going into my buy/hold portfolio , I have a separate "appreciation" portfolio for that on (think San Francisco where CAP rates are 3-4 , but if you can wait out or turn low rent controlled tenants you can improve the building profile.) 2) I am currently looking for places in B- to A- areas.

My 'honey hole' as Jay likes to call it is 30 mins out and requires me to have a good maintenance guy on-site, in country.

The value add will be mostly in increasing the projects occupancy from low 70s% to market occupancy (about 94% physical, 91-92% economic).

I've had no trouble attracting interested "investors" however, they always low ball me.

The answer isn't always yes.Here are some options for you:Do a cash-out refinance on your townhome, use that money as down-payment on a new home. however, if you have an awesome low interest rate you would lose it. 

This Operations LLC (Property Management LLC) is the one doing the property management, maintenance, leasing, hiring of contractors, payments, advertising, etc., is the public facing entity.