Rural properties - what do you usually do?

[Chris Knight]

I have been running TV commercials that are pulling leads from all around my core area (Charlotte, NC). I have a lead for a home that is about 1.5 hrs. away. Here are the numbers:

ARV: $60-$65k (Has appraised in Aug. '08 for $74.9K) but it's difficult to find comps because it is in a rural area (not a neighborhood and about 5 miles outside of the city
Repairs: minimal; $5k (alot of updating took place in 2005)

I have negotiated this so far to $35k. It is listed with a realtor, so I will need to submit this through the realtor, but I have been negotiating directly with the seller, since she called from my commercial, she owns the home free and clear, as an inheritance this year.

I have talked to a couple of buyers around my core area, but no one really buys in that rural area. To make things more appealing, I have went back to the seller and let her know that because of the area, $25k - $28k is about the best I could do.

I am just curious how everyone here handles leads from very rural areas, where there are not great comps and there are not many buyers. Do you just stay away and try to buy where you have established buyers? If I can buy at $25k - $28k, I feel like there is a lot of potential.

Any thoughts are greatly appreciated.

Thanks,

Chris