@Jose Martinez are you recommending I stick with the $63K, offer put in under contract, then go out for bid?

Reason being, they will set the tone, and may come in under what you are going to offer.

Do the math, this property will pay for itself in under 8 years on a buy and hold.

Agreed...I just picked Blue Axis to property manage one of my homes and she found a good tenant in under a week!

•What price range are you wanting to stay in? - under

Often I get inundated with leads and initially focus on leads that are personalized, even if its only a few lines written in the message area. 

What I do get though is a TON of direct mail either wanting to add me to their list or sell me something... the funny part is I will make a call or two a week just to check in.. and I would say less than 10% answer and about the same even bother to call back... its a fragmented business at best... and for sure since you have everyone and their brother telling the mass's that the easiest way to get into real estate is wholesaling or bird dogging then of course we are inundated with people that have no expreince and really don't know what a deal is or is not..

well...because I did my homework prior to the AGM, I then added that "since this HOA-directed rental restriction was imposed the average selling price has collapsed nearly 25% in under a year.  

We are set to close in under 3 weeks and he is holding this up a bit, the seller is 92 yrs old and she's done more than she can to get me and the renter in contact but I feel he may be purposely avoiding me for his personal reasons.

I also top mine with an umbrella policy (so make sure the levels in underlying policy and your other policies meet minimum for the umbrella)......Best of luck