I personally don't see why rates can't stay artificially low and suppressed by the Fed for decades to come, seeing as even the government is addicted to cheap money, and can't afford a rate hike on their massive debt, and the Fed is deathly scared of housing crashes, and inflating our money into oblivion is part of their plan.

Also, in Manchester (currently) if you add a third unit you will be required to add a sprinkler system for fire suppression, which is enormously expensive.  

Due to it being over 4-units I had to get a full set of MEP Plans including a 13r fire suppression system.

It’s hard enough to comp STRs bc less-than-optimized pricing can suppress total revenue significantly even if the property & mgmt are otherwise comparable to what you feel you can deliver. 

Whether it be a renovation project, remote geographical location, or some other "hassle factor" that suppresses buyer demand, you're not going to check all of your boxes if you want a good return. 

Not long ago, there was no such thing as dscr loans, rates were only moderately suppressed at times, and much real estate was undervalued-(affordability-wise) still equalizing from the downturn, oh, and we didn't have a global situation which caused widespread disruption and general concern.

What you are suggesting is that they will push a lower offer (or suppress a higher offer) based on how much total commission they will earn (assuming the lower offer results in them getting both sides since that buyer went directly to the listing agent).

I discovered LeHigh valley after searching the Philly area and realizing that the rising prices were suppressing the cap rates.

For instance, maybe you discover that the rents have not gone up in the past few years and/or they have been deliberately suppressed, for whatever reason.

.- You could suppress this number by increasing depreciation and maybe finding other deductible items, but that would not be a DIY project.