I agree with the others: financing a multifamily property with more than 4 units is much harder than financing one with 4 or fewer units.Before getting into financing, I’d first step back and ask: what tenant segment does this property attract in your city?

For one, most people who wholesale don't make the distinction between selling the property and selling the note.

The tool matters, but the segmentation and timing usually make the bigger difference.I agree it gets messy fast without automation layered properly.Are you mostly managing that in-house, or do you have someone running point on the CRM side?

With markets feeling more segmented lately, I’ve been rethinking how I anchor ARV during early deal analysis.Instead of relying on a single comp or peak-sale comparison, I’ve been leaning toward:• ARV ranges (low / mid / high) rather than one number• Heavier weighting on the most recent 60–90 day sales• Noting spread between list vs. sold prices in the same pocket• Treating appreciation as a bonus, not a givenI’m finding that even within the same zip code, buyer demand and pricing tolerance can shift block by block depending on condition, financing availability, and buyer profile.Curious how others are handling market data right now:Are you tightening ARV assumptions, using wider ranges, or changing how you comp altogether?

This depends on the tenant segment occupying your property.

Your best source for identifying such properties is by interviewing multiple property managers and asking a question similar to, "what parties would you buy if your goal was to attract a Tenant segment that stays many years, and pays the rent on schedule?”

Most sellers don't understand the distinction between "my house has never flooded" and "my house sits in a FEMA-designated flood hazard area."

Are you currently segmenting your pipeline based on motivation level and price expectations?

What matters is what your target tenant segment likes.

Using Zillow for exposure while having boots on the ground to manage execution tends to be a more sustainable long term setup in those scenarios.Appreciate you sharing your perspective, this is a really important distinction for newer investors to understand.