We have soils here that contribute to uneven floors and foundations, and yes @Carolyn McBride you can relatively simply jack the house up and reestablish fresh contact points for the home on the foundation.  

Where are the grocery stores you will use, restaurants you generally like, do you want walkable or suburban.  

Do I just cut ties and get her out to start fresh with a new paying tenant?

Should be lower (I used to think 10%) because homes freshly rehabbed.

The $800 number isn't far off for 70K, but that's only with a fresh remodel. 

Tim VandenToorn It's a large electronic cigarette manufacturing company and a retail store chain.

Turn key companies at least the one's I fund do not buy property back and do not sell for others .. they will buy back but they will want to make the same profit... so they need to add in another fresh make ready or rehab.. ( their clients expect it remember its turn key)  the  cost to borrow the money from someone like me or a HML..

For my freshly renovated units I am getting between $700-$750 in "okay" neighborhoods on the city side.

(Seller needs the equity out asap, so seller-financing is out)As for the deal itself:       Located a few towns over from me (but not far enough where management would be a hassle), right near the better part of the borough, near the middle school, very close to stores & very close to where new construction is being planned & the area is on an upswing.2 - 2 bedrooms (1150-1200/each)4 - 1 bedrooms (850-900/each)Going inside it this week, but from my walks around the outside, I'm ballparking about 100k in renoSeller asking for 200kTaxes as-is about 6500Seller states all zoning approvals & site-planning have been completed, only thing left to do is pull permits and put nails to woodAs of right now, my immediate plan would be to sit down w/ the commercial people at my lender's, assess my standing, and start all the other due diligence common with a typical, residential purchase.

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