If the net present value of an investment makes since to you but the cap rate is different than what you would expect, don't immediately push it aside.

Some wholesalers won't talk to you unless you can show a bank letter confirming you have the funds immediately accessible. 

. $100k under the county appraisal is not to low - just work with your numbers. you can put it on paper with 30 working days Due Diligence clause and option to increase it by another 21 days. 

If it's a complaint about being dirty, broken mailbox, or other non-essential stuff, acknowledge it but don't jump immediately to fix it.Follow your local rental laws and don't let bad tenants bully you.

For example, things like vacancy, no payment, rent increases, late fees are all going to affect the actual number.

Your overall cash flow will increase as well as your ROI and you will still have $1.6mm in equity.

Investors also assume that property prices rise and debt is paid down - another way of increasing overall equity over time which is not just a measure of prices. 

The tenant would pay all utility bills as well as maintain the yard.The house is in good condition and has no immediate issues, all the the appliances are roughly 6 years old. 

https://www.har.com/content/newsroom/Highlights: Single-family home sales rose 5.3 percent year-over-year, with 5,260 units sold;Days on Market (DOM) for single-family homes decreased slightly from 67 days in February 2017 to 65 days this February;Total property sales increased 3.1 percent with 6,375 units sold;Total dollar volume climbed 4.5 percent to $1.7 billion;The single-family home median price rose 1.4 percent to $226,200, which represents a February high;The single-family home average price edged up 0.4 percent to a February high of $281,945;Single-family homes months of inventory shrank year-over-year from a 3.4-months supply to 3.2 months;Townhome/condominium sales fell 5.1 percent, with the average price up 2.0 percent to $210,887 and the median price up 4.6 percent to $170,000;Leases of single-family homes fell 11.5 percent with the average rent up 4.1 percent to $1,720;Volume of townhome/condominium leases dropped 11.5 percent with average rent up 2.2 percent to $1,515.

Through the listing agent, we've at least been able to explain the benefits of seller financing to him in terms of no immediate capital gains taxes, a steady stream of income for 10 years plus the balloon payment at year 10, netting him over $58k in interest.