I don't have enough info to know exactly what is going on in your business, but I see people in my market trying to sell residential STRs, MTRs and padsplit/hostel types of businesses based on their NOI and CAP and it never works. 

Right before submitting an second offer, another unit(excellent condition) in the same building went under contract, and recently sold for $238K (ARV $320K).

All complimented with Amazon fulfillment centers, google, and more tech manufacturing jobs.The bad reputation of “Detroit” comes from OOS investors wanting sub $40,000, D class properties in poor condition, because they pencil out to 2-3% deals on paper.

On a $404K property, they might take something in the $390K–$400K range depending on condition and local demand.

He said no refund , the refund is conditional.

I get that you’ll need a cost seg study for the exact breakdown, but has anyone done this recently?

They HAVE to sell their product no matter the market conditions. 

Definitely dive into the Syndication and Landlording forums here, lots of free, battle-tested advice from people who’ve walked that exact path.How’s your OKC market knowledge so far: neighborhoods, employer base, rent-to-income ratios, and supply pipeline? 

cash flow really kicks in after 10+ years of ownership, in my opinion.here is an epic, thoughtful thread about different markets and the choices California investors have - lots of different perspectives and experiences in one thread, including successful investors in different states:Why markets with low appreciation grow your net worth twice as fasthere's someone asking the exact same question as you:Looking to invest out of state.

Fort Wayne has been gaining serious traction with investors lately, and having a local expert like you in the mix is a big asset.Your mindset of collaboration and long-term connection is exactly what drives real success in this space.