Personally I think the smart move will be to do the bare minimum to convert it to single family and sell the house in its current condition.  

Development has barely started on St.

You will go positive at $110,000....but barely...get the number down to $95-100k and then you've got a property....As you mentioned you're searching the MLS...many of the good deals there get picked over really fast...especially when the market it hot like it is now.

but its 99% bare land.. rare is it a house that goes.. but it does happen we bought a few over the years but not many..  

If I pretend that none of that will ever occur, I can claim an extremely low expense ratio today, but it won't reflect reality over time.On the other extreme, the big apartment building (the pink elephant) that I purchased in January has one apartment that has been vacant for a couple of years.

If I were to rent it, I could barely cover the mortgage but if I put it up as a lease option I can see a little more rent and profit in the end.

Look at Zimbawbe, where they now print $50 MILLION dollar bills that will barely buy a hamburger.

So I guess at least get a new stove would be good at the bare minimum.I will def. keep my eye out on craigslist and see if I find anything.

I do not consider a 380 a good defensive round either, nor does anyone at any CCW site. 9MM is bare minimum, and I prefer 40 and up.

David & I were barely living check to check and it took a lot of gutts to put everything on the line to pay the $19,500 for the complete system.