You have arrived at a great place to educate yourself and connect with other investors.  

He arrives 1 hour late to meet me the first day but I let it slide.

Instead, I used a spreadsheet to arrive at a value and presented an offer I was comfortable with (if financed).

As stated previously, I appreciate the annual inspections since the tenants usually clean before they arrive.  

That should allow you to arrive at a reasonable rent price.  

Feel free to PM when you arrive !

If you happen to see some appreciation consider it a bonus on top of the great ROI.We have many great areas to focus on but one must be careful because our market can vary greatly block by block sometimes within the same neighborhood.I'd be glad to show you around when you arrive.

Bob,I see how you arrived at the 11.9  I check out the comps in the area to see what similar properties are going for... would that be the correct thing to do?

Sell, then buy the worst house for the lowest price (the one with the most unrealized potential, for value adding later) in your chosen area closer to work/school with your $200k deposit, and then later, go the HELOC route to BRRRR the best compromise-properties your research arrives at between distance, neighborhood appreciation play, and rent returns.

How did you arrive at your price?