The subject property is the only eyesore on the street, it appears to need mostly just cosmetic interior/exterior upgrades, and it basically pencils out at 7 units-- with an 8-unit conversion it will allow a refinance of most or all of invested cash within 2 years.

If sellers are coming to small main street investors for assets that is because they cannot sell to larger investors.

For instance off street parking is a big deal here.

I'm moving to the North Atlanta suburbs from Central Kentucky and essentially have a month to close.

Sometimes just across the street properties are way more valuable, other times you may see the same types of properties with similar values for miles, so it really depends.

I'm looking at 8 acres outside of city limits in North TX.

I currently do not run a STR but have a legitimate plan to get going this winter/spring in North Central WI. 

@Trevor Fleck I would like to stay in my area of North East NC on the coast and Hampton Roads, VA.

I would love to give you more insights to the East Valley area, but my area of expertise is the North Valley.If I was to sum up some words of wisdom...

Think about it... its unfair for them because 1) They don't know the deal risk profiles nor the operators, 2) They don't know your future deployment plans to account for your estimated Adjusted Gross Income (effective tax rate) for the next few years, and 3) they don't know how much depreciation is going from the plethora of investments you look to go into.