There may be some local factors (nearby construction development or major change) influencing the owner to sell at a discount OR perhaps the owner has not been keeping up with capital improvements and the tenant base as suffered and therefore actual collections of rent have been impacted.

I’m trying to buy a home from my in-laws and there selling the home to me for 100k the house value is worth at least 200-250k or more, and I plan on making improvements. 

My lot is worth $580k and the "improvements" are listed as...$1000.

Something I found odd is the calculator's projected cash flow seems to improve over time.

Since taking possession of the property, we have made significant upgrades to the property and improving the value of the property and making the building more aesthetically appealing to the neighborhood.

It's not a total piece of crap, but it certainly has a lot of room to improve the value given the market that it is in.

I have been using it for a year now and the software is improving.

Now though, COVID was inflating the market so fast here that my original goal of leveraging as much as possible just was not going to happen, and I would be soon outpriced long before more inventory came to market. 

I started looking OOS to other recommended markets but realized prices in my market are still relatively low when compared to other areas, meaning in the $225,000-$325,000 range for 3-4 units but there’s not much inventory.

REI is sexy again, so more people want to do it and we all have access to basically the same information, chasing the same limited inventory.