When one stays within proper bounds and treats tenants as you would like to be treated, there's zero risk - - and I don't feed the lawyers / state agencies for zero value returned to boot.Too much emotion in the expression of "need" here - - It might be well advised, but honestly,  never "needed".

He has no emotional ties to it and is looking to get the best offer.

Keep in mind some people call emotional support animals "service animals".

I looked at almost 60 houses before I bought my first one to rehab and flip, several of them along the way I feel in love with and wanted to make an offer however, the numbers on those didn't work for me and my mentor trained me to not get emotional and always stick to your numbers.Keep looking, you will get better at knowing what you want and don't want and the right property will come along for you.Good Luck!

I have a fiance that already takes up 20% of my top 5 to satisfy my "emotional support" friends. 

If there's a language barrier and hearing barrier, plus the "old and I don't give a damn" barrier, a social worker or family member in the home are usually the only people that can resolve such issues without an excess of emotion.

@James Marie hey man, don't get too down about it.Couple things:1) RE isn't for the faint of heart, so know that out of the gate.2) it took me 10 months to find my first deal, and I was pretty active in looking.3) Take the time to listen to the last podcast, there is a great tip on this at the end that is simply put and says it all.4) Really using the word "motivation" is the wrong thinking, motivation comes and goes, it's more of an emotional response of sorts.

(ability of the buyer pool to qualify and service debt) Money can be made in any market...it just takes much longer and requires creativity and diligence to identify the opportunities in mature market cycles...in addition to sticking to your financial model...without getting emotionally involved, which results in over paying for deals.

Just IMO, but there is way too much emotion in your 'offer'.

Just had a question: instead of direct mail to the personal representative, who I'm guessing will be emotional about the property, would it be better to contact the probate attorney instead?