@Ana Coello The rate at which taxes are levied in no way represents fair market value. 

Then again, she puts in my offer, but cannot represent me, against the rules, and I am ok with that. 

I talked with the representative at the title company, and she was fixated on the fact that I wasn't dealing with one of the children of the deceased, and "therefore" it had to go through probate.

@Angela Powers if you want an answer that can be defended in court you need to hire an attorney that specializes in Landlord tenant law and specifically represents landlords.

Water company asked title to relay this information to buyer.Title did NOT relay this to the friend (an agent, acting as his own representative) and he just received a notice on his door.Water meter install is $1,000 prepaid. 

do not believe a thing they represent.. you need to independently confirm their numbers and assertions.. especially when it comes to ARV and rehab costs.. 

If you told your agent that you don't want to put down 5k, and they do not at the minimum go to the seller a negotiate on your behalf they are only looking for a check and do not really care about representing you.Unless this agent is the sellers agent, then they should double it when you hesitate at 5k hahaAre you working with a buyer agent, or is this the agent working for the seller?

They won't be representing her in court.

@Dan Barli made a good call to meet these people at local REI meetings.Also, I would anticipate on representing mostly buyers shopping under $1M if you are working with investors. 

Multifamily assets in the right locations still represent opportunities for investors.