Mechanic, Magician, Mindreader.  2 phase electrical, carpentry, plumbing, appliance repair, HVAC, try to learn something new every day.

Based on a 2/1 lets assume about 800 sq ft home, with cosmetic and mechanical renovations needed I would figure at least 40k, could be a lot more especially if there are structural issues, roof, driveway, windows, etc needed.  2.

Does anyone have experience using tax liens as a mechanism to negotiate for or directly acquire properties in Ohio?

But the MECHANICS of it all is where I'm coming up short in understanding. 

The property was owner-occupied delivered vacant, and mechanically was in great shape.

I called a window guy I use and he basically dismantled the entire louver mechanism that controls the shutters themselves and then cleaned them as well as each shutter joint.

@Matt Stanley if it is worth $200-250k right now and all major mechanicals and finished basement are new what exactly would you be doing to bring it up to $325 ARV?

The 4 car garage is a big selling point for tenants but you must be discreet about not renting to an auto mechanic as the mess can be a problem to clean up.

This is a mechanism of the California purchase agreement and the seller agrees to deliver a unit vacant (if you negotiate it that way).  

Are the mechanical system in stable condition?