The archer (insurance) won't pick off every bad guy that tries to get in, so having the walls and moat is vital.

Based on the (lack of) vital information you've provided and the fact that you're not asking the right questions, I would highly recommend that you hold off putting in any offers until you are clear on how to analyze these types of deals.The questions you need to answer before anyone can tell you if this is a reasonable offer/deal are as follows:- What is your exit strategy?

I have sacrifice ALOT over the years, even before I ever thought of getting into Real Estate, it became a habit to save, I don't know how NOT too.Twenty years later it is paying off.

No, wasn't offended at all, LOL, after all these years I thought I'd kicked the habit of such thinking.Super liquid?

The archer (insurance) won't pick off every bad guy that tries to get in, so having the walls and moat is vital.

@Pat L.No obviously the government needs more money, and more taxes, and more control to make something habitable!

I realize that that was a silly habit and I will not fall back into that behavior.

Welcome to BP Ryan.You're off to a great start, having a mentor is absolutely vital if you want to lessen the bumps on the head from the school of hard knocks.

There is about 3k cushion if you need to go a bit higher.Much Longer Answer:The ARV is a vital number here, and needs comps to be validated.

It's illegal to live in buildings without running water, it's illegal be living in a structure not fit for habitation.