This one is unique because it is in the top rated school district and has a porch off the master that overlooks the water that is across the street.

I find myself in a unique situation where I know the property is 7-10% overpriced but it still cash flows well.

There's some unique things about your multi that might make it more attractive in an appreciating environment. 

If you have a unique selling proposition, if you can offer help of some other kind, it can be worth mentioning.The way the rules work in TEXAS gives us no time to do an effective marketing campaign for pre foreclosure.

@Brittani-Kaye Lorenzen Greetings,If you are looking to do an arms length transaction (straight up sale) paying her taxes will not be a unique selling point because the taxes will have to be paid regardless when property switches hands.

A few things to consider:The type of assets (SFH or MF) but also the size of the MF (larger apartment buildings will range in CF/unit/month)Asset Class Class AreaDown PaymentGeographical locationFrankly, the list can continue, so what I'd suggest is analyze about 100 deals in your market, and you should start to develop a story unique to your local market. 

Aside from an ad in the yellow pages, how do you communicate your unique service?

Redding is definitely a unique property, but there's not a lot available for family reunions and larger groups.

Your situation could be unique and not follow these norms.Talk to an NY Real Estate Attorney.Good Luck,George

Each persons situation is unique.