This is the dilemna; I'm a non-smoker, but the daughter smokes and the odor gets into my place, and I smell the constant stink of cigarette smoke, and it really bothers me even though I've tried to cover it up with incense.

The buyers probably are all cash and most properties go for pretty cheap anyway.Personally I would not plan on buying anything at this auction unless I had all cash and it was a smoking deal.

How about renovated masterpiece 3bed, 2 bath granite countertops blah blah.If its okay Id like to make some notes about what I see- please feel free to use whatever is useful to you and leave whatever is not- Its not a judgement just notes about what I would change.I'm not a fan of your pictures- Looks like a great rehab and pretty nice staging but I cant really see any of it pictures are very dark for the most part and most don't really focus on what I want to see which is how great your house is- WOW ME!

Many of the pictures are washed out or too dark.

Or, smoking hot girls, lol.

And then some of the odd actions taken, which appear as smoke screens, like the fed's instituting a new way to calculate CPI that does not factor in 1/2 of the true mass market factors, so to appear that there is little to no inflation.

I had a tenant tell me they only wanted to pay 600 a month when rent is 850.They said they will move.I said that is fine with me.250 times 12 is 3,000 a year in lost market rent.So if I took a tenant at 600 times 12 is 7,200.Instead I have a tenant at 850 times 12 is 10,200.So I can have it vacant for almost 4 months and be at the same point.Plus the past tenant has a judgment and I will have a company garnishing their wages for me.Another item to consider is the cost to get it re-rented.If the tenant has lived there a long time then fix up costs will be high compared to a newer tenant you have to get out unless they had animals,smoked,etc.Once you file eviction on the tenants most likely they will not pay anything as they are saving to move and go somewhere else.The down side of a vacant unit is vandalism and crime,more maintenance,and worrying about busted pipes etc.Hope it helps.

Your approach is too difficult and it is like trying to play cards in the dark, There are a lot more ways to invest using lease options then spending so much time researching properties that may not work.I would recommend sending emails to sellers and advertising as the are many free ways to advertise for sellers, don't spend a lot of time thinking about the property as there will be plenty of time to do the math after you have a potential seller who is interested in a lease option.

I have no problem being in this neighborhood after dark.

Put that in your spreadsheet and smoke it!