Finding Comps When You Can't Find Comps

[Benjamin Barredo]

Hello BP Investors,

I have a motivated seller just outside my target area. Considering I have not yet gotten a deal closed and this person is highly motivated (wants to sign papers in a week before she goes back home - out of state) I want to jump on it but I'm trying to be smart about things.

The house is a 3/1 on half an acre. It's a brick house in a rural area of a small town that doesn't seem to have a lot of growth. I got on Redfin to find comps for area (Redfin because I don't have access to the MLS but if there's a realtor out there that wouldn't mind looking this up for me, that'd be awesome). The problem is (or problems are) that:

1. I had to go back 3 months and give zoom out to include the entire county just to get 6 houses that sold.

2. The houses fluctuate from $30k all the way to $130k. WTF!!!!!!!

The seller says the house has 4 bedrooms but the 4th is an addition done by an owner so I'm guessing it is not professional and to be safe I'm going to assume it doesn't meet code and is just another room (or closet). The seller didn't offer up an asking price but when I asked if she'd be open to seller finance she said no (though I think if I actually explained the benefits of a seller finance, she'd say yes). She also says the house rates a "5 condition" on a scale from 1 to 10 on the inside, so I'm guessing it's a gut job (to be conservative).

The don't want to manage renters from out of state, they have to split the money with the other family members, and.....that's all I can think of. What else am I missing?

Um....the TMV off the public records says the home is worth $43.5k.

Can I get some advice?

@ned car